The Martinez/Pacheco Industrial Market
Martinez and Pacheco represent one of Contra Costa County's most distinctive industrial submarkets, characterized by larger lot sizes, yard-intensive properties, and a concentration of heavy industrial users. As the county seat, Martinez offers a business-friendly environment with excellent access to I-680 and Highway 4.
The market appeals particularly to contractors, heavy equipment operators, trucking companies, and manufacturing businesses that require substantial outdoor storage and laydown areas. Unlike the more constrained central county markets, Martinez and Pacheco offer the space these users need at competitive pricing.
Value Proposition
Martinez and Pacheco industrial rents average $1.28/SF — approximately 15-20% below Concord and Walnut Creek — while offering significantly larger yard ratios. For investors, this translates to attractive yields on assets that serve essential, recession-resistant tenant bases.
The area has seen renewed interest as e-commerce growth drives demand for last-mile distribution and as Bay Area companies seek cost-effective alternatives for yard-intensive operations. Properties with excess land and outdoor storage command premium pricing from both tenants and investors.
Key Industrial Corridors
The Pacheco Boulevard corridor serves as the primary industrial spine, connecting to I-680 and offering excellent truck access. The Waterfront Road area near the Carquinez Strait attracts marine-related and heavy industrial users. Arnold Industrial Place provides smaller multi-tenant options for service businesses and contractors.