Renovated Manufacturing
For Sale
$8,400,000
9486 Holly Road, Adelanto, CA 92301
Commercial Sale, Adelanto, CA
Property Size48,410 SF
Lot Size4.66 Acres
Price / SF$173.52
Days on Market131
Property Features for 9486 Holly Road
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
West on Rancho Rd, Left of Koala Rd, Right on Holly Rd.
Subdivision
ADL - Adelanto
Standard status
Active
APN
3129261460000
Lot size
4.66 Acres
Amenities
dock-high loading
ground-level loading
refrigeration
drying kilns
paved yard
stormwater retention system
Building Details
Year built
1997
Listing Agency:
Coldwell Banker Commercial Rea · Coldwell Banker Real Estate
(760) 684-8000
Listed By:
Steven Thompson · License #01963261
(760) 684-8065
Added: Apr 30
Changed: Aug 20
Last Checked: Sep 7 at 1:06AM
MLS# HD26093530
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.
Located at 9486 Holly Road in Adelanto, this MI-zoned manufacturing property includes approximately 48,410 square feet of building area across a 4.66-acre site. The primary facility contains approximately 35,900 square feet and was renovated in 2022, while the trimming building adds approximately 12,510 square feet. Improvements include upgraded office and production areas, dock-high and ground-level loading, interior loading space, heavy HVAC and refrigeration systems, and a steel-frame construction package. The site is fenced, sprinklered, fully paved, and supported by a stormwater retention system.
Electrical service is currently 800 amps of 3-phase power, with approved capacity for up to 4,000 amps. The property provides 137 parking spaces, ceiling heights ranging from 20 to 24 feet in the main building and 21 feet in the trimming building, and approximately 12 ten-ton and 8 five-ton HVAC units. Its Adelanto location places the facility within San Bernardino County’s High Desert region and supports manufacturing, distribution, and cannabis-related operations.
Electrical service is currently 800 amps of 3-phase power, with approved capacity for up to 4,000 amps. The property provides 137 parking spaces, ceiling heights ranging from 20 to 24 feet in the main building and 21 feet in the trimming building, and approximately 12 ten-ton and 8 five-ton HVAC units. Its Adelanto location places the facility within San Bernardino County’s High Desert region and supports manufacturing, distribution, and cannabis-related operations.
Key Highlights
- Approximately 48,410 SF of industrial building area on 4.66 acres
- 2022 renovation to the approximately 35,900 SF main building
- 800 amps of 3‑phase power with approved capacity for up to 4,000 amps
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
$482,721
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
5.75%
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%
$9,654,420
$9.7M
Cap Rate 7%
$6,896,014
$6.9M
Cap Rate 9%
$5,363,567
$5.4M
Market Conditions
NOI Build-Up for 48,410 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
$604.2K $12.48/SF
− Vacancy
−$36.2K −$0.75/SF
EGI
$567.9K $11.73/SF
− OpEx
−$85.2K −$1.76/SF
NOI
$482.7K $9.97/SF
Area
San Bernardino County, CA
Vacancy
6.00%
Lease Rate
$12.48 /SF/Yr
Expense Ratio
15.00%
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%
$9,654,420
Cap Rate 7%
$6,896,014
Cap Rate 9%
$5,363,567
Alternative Uses
Best Use
Warehouse
$6.90M
$6.03M – $8.05M
NOI $482,721 @ 7.0% cap · market cap 5.75%
Second Best
Industrial
$5.68M
$4.97M – $6.63M
NOI $397,535 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$10.21M
$8.93M – $11.91M
NOI $714,796 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Yes
Sprinkler system
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 92301, CA
38,912
Population
10,069
Households
3.9
Avg Household Size
29
Median Age
8%
College-Educated
73%
High-School Grad
224.8 sq mi
ZIP Area
173
Density / Sq Mi
$68,205
Median Household Income
$35,172
Median Earnings
$1,385
Median Rent
$316,300
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Manufacturing property - MI-zoned industrial property offers upgraded production areas, loading access, and substantial electrical capacity.
Where is this manufacturing property located?
The property is located at 9486 Holly Road Adelanto, CA.
What is the asking price?
The asking price for this property is $8,400,000.
What are key features of this property?
This property features: Approximately 48,410 SF of industrial building area on 4.66 acres; 2022 renovation to the approximately 35,900 SF main building; 800 amps of 3‑phase power with approved capacity for up to 4,000 amps
