Fenced Industrial Warehouse
For Sale
Contact for pricing
12610 Primrose Rd, Adelanto, CA 92301
Multiple buildings, secured outdoor storage, and upgraded three-phase electrical service support varied industrial operations.
Property Size15,000 SF
Lot Size9.11 Acres
Price / SF$199.93
Days on Market92
Property Features for 12610 Primrose Rd
General Information
Standard status
Active
Size
15,000 SF
Lot size
9.11 Acres
Property subtype
Industrial
Warehouse & Industrial
Voltage
480 V
Three-Phase Power
Yes
Additional Details
Fenced Yard
Yes
Building Details
Year Built
2003
Buildings
2
Stories
1
Listing Agency:
MGR Real Estate
Listed By:
Eddie Moreno · License #01394162
Source:
Crexi
Added: Jun 1
Changed: Aug 30
Last Checked: Aug 30 at 7:03PM
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 MGR Real Estate
Investment Insights
Based on property information with market context.
This warehouse property includes approximately 15,000 square feet of industrial building space across a 9.11-acre site. The improvements include a roughly 12,000-square-foot building with roll-up doors, a separate approximately 3,600-square-foot building, and a smaller office structure. Containers provide additional storage capacity.
The property is fully fenced and accessed through an automatic gate. Electrical service was recently upgraded with three meters and 3-phase, 480-volt power. Built in 2003, the site is located at 12610 Primrose Rd in Adelanto, within the city’s industrial and manufacturing district.
The property is fully fenced and accessed through an automatic gate. Electrical service was recently upgraded with three meters and 3-phase, 480-volt power. Built in 2003, the site is located at 12610 Primrose Rd in Adelanto, within the city’s industrial and manufacturing district.
Key Highlights
- Approximately 15,000 sf of industrial building space on ± 9.11 acres
- Two large buildings: ~12,000sf and ~3,600sf
- Recently re‑powered with 3 meters and 3 phase 480 volt service
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
$149,573
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%
$2,991,460
$3.0M
Cap Rate 7%
$2,136,757
$2.1M
Cap Rate 9%
$1,661,922
$1.7M
Market Conditions
NOI Build-Up for 15,000 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
$187.2K $12.48/SF
− Vacancy
−$11.2K −$0.75/SF
EGI
$176.0K $11.73/SF
− OpEx
−$26.4K −$1.76/SF
NOI
$149.6K $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%
$2,991,460
Cap Rate 7%
$2,136,757
Cap Rate 9%
$1,661,922
Alternative Uses
Best Use
Warehouse
$2.14M
$1.87M – $2.49M
NOI $149,573 @ 7.0% cap · market cap 4.99%
Second Best
Industrial
$1.76M
$1.54M – $2.05M
NOI $123,178 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$3.16M
$2.77M – $3.69M
NOI $221,482 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Well-served
Demand for This Use
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?
Warehouse - Multiple buildings, secured outdoor storage, and upgraded three-phase electrical service support varied industrial operations.
Where is this warehouse located?
The property is located at 12610 Primrose Rd Adelanto, CA.
What is the asking price?
The asking price for this property is $2,999,000.
What are key features of this property?
This property features: Approximately 15,000 sf of industrial building space on ± 9.11 acres; Two large buildings: ~12,000sf and ~3,600sf; Recently re‑powered with 3 meters and 3 phase 480 volt service
