Four-Unit Retail
New
For Sale
$1,890,000
118 E Foothill, Rialto, CA 92376
Commercial building offers separate space for retail, office, and service operators.
Property Size7,142 SF
Days on Market2
Property Features for 118 E Foothill
General Information
Standard status
Active
Size
7,142 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Building Details
Building Size
7,142 SF
Year Built
1986
Tenancy
Multi
Listing Agency:
(909) 945-8899
Listed By:
Mio Foley
(909) 945-8899
Source:
Elliman
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 3:46AM
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 Mio Foley
Investment Insights
Based on property information with market context.
Built in 1986, this multi-tenant retail property contains four commercial units arranged for flexible occupancy. The spaces are suitable for retail businesses, professional offices, and service-oriented operators, providing a range of potential commercial configurations within one building.
The property fronts E. Foothill Blvd in Rialto, with direct exposure along a main thoroughfare and a dedicated parking lot for tenants and customers. Access to major highways, public transit, local dining, and established commercial areas adds convenience for occupants and visitors. Walk Score is 44, Bike Score is 61, and Transit Score is 34.
The property fronts E. Foothill Blvd in Rialto, with direct exposure along a main thoroughfare and a dedicated parking lot for tenants and customers. Access to major highways, public transit, local dining, and established commercial areas adds convenience for occupants and visitors. Walk Score is 44, Bike Score is 61, and Transit Score is 34.
Key Highlights
- Four commercial units in a multi‑tenant retail property
- Direct frontage on E. Foothill Blvd in Rialto
- Suitable for retail, professional office, and service 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
$94,296
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
4.99%
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%
$1,885,920
$1.9M
Cap Rate 7%
$1,347,086
$1.3M
Cap Rate 9%
$1,047,733
$1.0M
Market Conditions
NOI Build-Up for 7,142 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
$154.3K $21.60/SF
− Vacancy
−$28.5K −$4.00/SF
EGI
$125.7K $17.60/SF
− OpEx
−$31.4K −$4.40/SF
NOI
$94.3K $13.20/SF
Area
Rialto, CA
Vacancy
18.50%
Lease Rate
$21.60 /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%
$1,885,920
Cap Rate 7%
$1,347,086
Cap Rate 9%
$1,047,733
Alternative Uses
Best Use
Office B
$1.35M
$1.18M – $1.57M
NOI $94,296 @ 7.0% cap · market cap 4.99%
Second Best
Retail
$1.20M
$1.05M – $1.40M
NOI $84,140 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$1.80M
$1.58M – $2.11M
NOI $126,313 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
706
Businesses Nearby
Explore this area
Business Placement
Demographics for 92376, CA
84,548
Population
22,716
Households
3.7
Avg Household Size
32
Median Age
10%
College-Educated
72%
High-School Grad
13.3 sq mi
ZIP Area
6,357
Density / Sq Mi
$76,914
Median Household Income
$36,399
Median Earnings
$1,613
Median Rent
$433,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Commercial building offers separate space for retail, office, and service operators.
Where is this retail space located?
The property is located at 118 E Foothill Rialto, CA.
What is the asking price?
The asking price for this property is $1,890,000.
What are key features of this property?
This property features: Four commercial units in a multi‑tenant retail property; Direct frontage on E. Foothill Blvd in Rialto; Suitable for retail, professional office, and service uses
