Flex/R&D Facility Corner
For Sale
$3,315,500
10282 6th St, Rancho Cucamonga, CA 91730
Flex/R&D facility in prime Rancho Cucamonga location.
Property Size9,500 SF
Price / SF$349
Days on Market267
Property Features for 10282 6th St
General Information
Standard status
Active
Size
9,500 SF
Class
C
Property subtype
Industrial
Building Details
Building Size
9,500 SF
Year Built
1986
Listing Agency:
Lee & Associates - City of Industry
(626) 701-2405
Listed By:
Kevin Ching, SIOR · License #CalDRE #01899995
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 19
Last Checked: Aug 20 at 5:57AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lee & Associates - City of Industry
Investment Insights
Based on property information with market context.
This is a 9,500-square-foot flex/R&D facility. The property is a corner unit with visibility on 6th Street. It features newly renovated offices and two ground-level doors. The property is located in a prime area of Rancho Cucamonga, at the corner of 6th Street and Hermosa Avenue.
Key Highlights
- Prime Rancho Cucamonga Location
- Newly Renovated Offices
- Corner Unit with 6th St. Visibility
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
$155,091
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
4.68%
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%
$3,101,820
$3.1M
Cap Rate 7%
$2,215,586
$2.2M
Cap Rate 9%
$1,723,233
$1.7M
Market Conditions
NOI Build-Up for 9,500 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
$262.2K $27.60/SF
− Vacancy
−$23.6K −$2.48/SF
EGI
$238.6K $25.12/SF
− OpEx
−$83.5K −$8.79/SF
NOI
$155.1K $16.33/SF
Area
Rancho Cucamonga, CA
Vacancy
9.00%
Lease Rate
$27.60 /SF/Yr
Expense Ratio
35.00%
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%
$3,101,820
Cap Rate 7%
$2,215,586
Cap Rate 9%
$1,723,233
Alternative Uses
Best Use
Flex RnD
$2.22M
$1.94M – $2.58M
NOI $155,091 @ 7.0% cap · market cap 4.68%
Second Best
Industrial
$894.3K
$782.5K – $1.04M
NOI $62,600 @ 7.0% cap · market cap 1.89%
Theoretical Best
Office A
$2.97M
$2.60M – $3.47M
NOI $208,118 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,085
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91730, CA
68,883
Population
26,172
Households
2.6
Avg Household Size
36
Median Age
32%
College-Educated
91%
High-School Grad
13.7 sq mi
ZIP Area
5,028
Density / Sq Mi
$89,654
Median Household Income
$51,208
Median Earnings
$2,240
Median Rent
$595,400
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.
Similar Off Market Nearby
- Chef Dave's Catering and Event Services — 10574 Acacia St, Rancho Cucamonga, CA 91730
- Cutting Edge Catering — 9375 Archibald Ave #804, Rancho Cucamonga, CA 91730
- A Tasty Combination, Catering and Entertainment Company — 1028 Turner Ave, Ontario, CA 91764
- Rancho Cucamonga — 9431 Haven Ave #100, Rancho Cucamonga, CA 91730
Frequently Asked Questions
What type of property is this?
Flex space - Flex/R&D facility in prime Rancho Cucamonga location.
Where is this flex space located?
The property is located at 10282 6th St Rancho Cucamonga, CA.
What is the asking price?
The asking price for this property is $3,315,500.
What are key features of this property?
This property features: Prime Rancho Cucamonga Location; Newly Renovated Offices; Corner Unit with 6th St. Visibility
