Historic Mixed-Use
For Sale
$799,900
3875 11th, Riverside, CA 92501
Riverside, CA
Property Size2,635 SF
Lot Size0.13 Acres
Price / SF$303.57
Days on Market61
Property Features for 3875 11th
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
5
Bathrooms
2
Half bathrooms
1
Rooms
Bedroom 3, Bedroom 5, Bedroom 2, Bedroom 1, Bedroom 4, Bathroom 2, Living Room, Bathroom 1
Fireplace
1
Lot features
Front Yard
Elementary school district
Riverside Unified
Middle school district
Riverside Unified
High school district
Riverside Unified
Directions
Located off of Market Street and 11th Street
Subdivision
252 - Riverside
Standard status
Active
APN
215091011
Size
2,635 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1903
Floors in Building
2
Number of units
1
Roof type
Composition
Listing Agency:
First Team Real Estate
(714) 974-9191
Listed By:
Erin Williamson · License #01168509
(714) 612-4297
Added: Jun 22
Changed: Aug 21
Last Checked: Aug 21 at 7:06PM
MLS# PW26132751
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1903, this 2,635-square-foot mixed-use property combines a professional office layout with residential-style interior spaces. The building includes multiple office and flex-use areas, five bedrooms, a living room with fireplace, a parlor, a reception area, a converted kitchen, and bathrooms configured for client access. Central heating and central air support year-round use, while the property is served by public water and public sewer and has a composition roof.
The 0.13-acre property is in Riverside and offers walking access to Downtown Riverside, the Mission Inn, the courthouse, dining, shopping, and entertainment. Its prior operation as a law office provides a documented professional-use history, while the existing room arrangement supports a live-work configuration or other office-oriented layout, subject to applicable requirements.
The 0.13-acre property is in Riverside and offers walking access to Downtown Riverside, the Mission Inn, the courthouse, dining, shopping, and entertainment. Its prior operation as a law office provides a documented professional-use history, while the existing room arrangement supports a live-work configuration or other office-oriented layout, subject to applicable requirements.
Key Highlights
- 2,635‑square‑foot mixed‑use property on 0.13 acres
- Built in 1903 with period character and multiple office areas
- Five bedrooms, living room with fireplace, parlor, and reception area
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$54,616
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.83%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,092,320
$1.1M
Cap Rate 7%
$780,229
$780.2K
Cap Rate 9%
$606,844
$606.8K
Market Conditions
NOI Build-Up for 2,635 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$77.5K $29.40/SF
− Vacancy
−$4.6K −$1.76/SF
EGI
$72.8K $27.64/SF
− OpEx
−$18.2K −$6.91/SF
NOI
$54.6K $20.73/SF
Area
Riverside, CA
Vacancy
6.00%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,092,320
Cap Rate 7%
$780,229
Cap Rate 9%
$606,844
Alternative Uses
Best Use
Office B
$780.2K
$682.7K – $910.3K
NOI $54,616 @ 7.0% cap · market cap 6.83%
Second Best
Mixed Use
$536.4K
$469.4K – $625.8K
NOI $37,549 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$904.0K
$791.0K – $1.05M
NOI $63,280 @ 7.0% cap · market cap 7.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,346
Businesses Nearby
Explore this area
Business Placement
Demographics for 92501, CA
22,017
Population
7,488
Households
2.9
Avg Household Size
35
Median Age
18%
College-Educated
81%
High-School Grad
5.6 sq mi
ZIP Area
3,932
Density / Sq Mi
$83,027
Median Household Income
$41,780
Median Earnings
$1,615
Median Rent
$466,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - 1903 property combining office areas with residential-style rooms, central HVAC, and a fireplace.
Where is this mixed-use property located?
The property is located at 3875 11th Riverside, CA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: 2,635‑square‑foot mixed‑use property on 0.13 acres; Built in 1903 with period character and multiple office areas; Five bedrooms, living room with fireplace, parlor, and reception area
