Spa & Wellness
New
For Sale
$735,000
10393 Hole, Riverside, CA 92503
Commercial property offering professional and service-oriented use potential, subject to City approval.
Property Size1,158 SF
Days on Market3
Property Features for 10393 Hole
General Information
Standard status
Active
Size
1,158 SF
Property subtype
Commercial
Building Details
Building Size
1,158 SF
Listing Agency:
M G R REAL ESTATE
(951) 224-1024
Listed By:
DANIEL VALENZUELA · License #CA 01871441
Source:
Elliman
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 5:24AM
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 M G R REAL ESTATE
Investment Insights
Based on property information with market context.
This Spa & wellness property is positioned as a commercial owner-user asset in Riverside. The property may accommodate professional, medical, administrative, or service-oriented office uses, subject to City approval and verification of zoning, permitted uses, parking, square footage, and other property details with the appropriate agencies.
Located on Hole Avenue, the property offers access to major surrounding thoroughfares and the broader Riverside market. Walk Score is 62, Bike Score is 48, and Transit Score is 39, providing documented walkability, bike access, and transit connectivity.
Located on Hole Avenue, the property offers access to major surrounding thoroughfares and the broader Riverside market. Walk Score is 62, Bike Score is 48, and Transit Score is 39, providing documented walkability, bike access, and transit connectivity.
Key Highlights
- 10393 Hole, Riverside, CA 92503
- Spa & wellness property suited to an owner‑user strategy
- Potential professional, medical, administrative, or service‑oriented uses
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
$21,278
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
2.89%
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%
$425,560
$425.6K
Cap Rate 7%
$303,971
$304.0K
Cap Rate 9%
$236,422
$236.4K
Market Conditions
NOI Build-Up for 1,158 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
$30.6K $26.40/SF
− Vacancy
−$2.2K −$1.90/SF
EGI
$28.4K $24.50/SF
− OpEx
−$7.1K −$6.12/SF
NOI
$21.3K $18.37/SF
Area
ZIP 92503
Vacancy
7.20%
Lease Rate
$26.40 /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%
$425,560
Cap Rate 7%
$303,971
Cap Rate 9%
$236,422
Alternative Uses
Best Use
Office B
$304.0K
$266.0K – $354.6K
NOI $21,278 @ 7.0% cap · market cap 2.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$396.9K
$347.3K – $463.0K
NOI $27,780 @ 7.0% cap · market cap 3.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,254
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92503, CA
90,011
Population
25,802
Households
3.5
Avg Household Size
35
Median Age
21%
College-Educated
81%
High-School Grad
34.3 sq mi
ZIP Area
2,624
Density / Sq Mi
$91,523
Median Household Income
$42,150
Median Earnings
$1,801
Median Rent
$556,300
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.
Similar Off Market Nearby
- Li Guobin — 4080 Tyler St, Riverside, CA 92503
- All Wellness Acupuncture — 10600 Magnolia Ave, Riverside, CA 92505
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Commercial property offering professional and service-oriented use potential, subject to City approval.
Where is this spa & wellness property located?
The property is located at 10393 Hole Riverside, CA.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: 10393 Hole, Riverside, CA 92503; Spa & wellness property suited to an owner‑user strategy; Potential professional, medical, administrative, or service‑oriented uses
