Rialto Multifamily Investment
For Sale
$14,000,000
1531 West Rialto Avenue, Rialto, CA 92335
50-unit apartment complex in Rialto, offering rental upside.
Property Size42,978 SF
Lot Size2.38 Acres
Price / SF$325.75
Days on Market141
Property Features for 1531 West Rialto Avenue
General Information
Standard status
Active
Size
42,978 SF
Lot size
2.38 Acres
Property subtype
Multifamily
Listing Agency:
CBRE - Ontario
(909) 837-8852
Listed By:
Kevin Sin · License #02020968
(909) 837-8852
Source:
Cbre
Added: Mar 25
Changed: Aug 8
Last Checked: Jul 16 at 6:04AM
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 CBRE - Ontario
Investment Insights
Based on property information with market context.
Located at 1531 W Rialto Ave in Rialto, California, Cambria Villa Apartments presents an investment opportunity with 50 units. Built in 1985, this stabilized asset offers a 5.21% CAP rate and potential for rental income growth. The property, situated on approximately 103,672 square feet of land, includes a total building area of approximately 42,978 square feet. The community features a mix of one-bedroom and two-bedroom floor plans, with an average unit size of 887 square feet. Residences are equipped with granite countertops, neutral-colored ceramic tile flooring, efficient galley-style kitchens with a full appliance package, and central air conditioning and heating. Upper-level units feature cathedral-style ceilings and private patios or balconies. The gated community provides a swimming pool with outdoor seating, a landscaped courtyard with a picnic area, covered private garages, and ample surface parking. The property is located near major transportation arteries, including Interstate 10, Interstate 15, and State Route 210, providing access to the Inland Empire and Greater Los Angeles employment markets. The location offers proximity to the Kaiser Permanente Medical Center in Fontana, a major regional employer, as well as key retail and dining options. The property has convenient access to Highways 10, 215, 210, 15 and 60, providing seamless connections to Los Angeles, Riverside, and San Bernardino County.
Key Highlights
- Significant Rental Upside: Capture a substantial 29% rental upside.
- Prime Income‑Producing Asset: Stabilized 50‑unit apartment complex with a 5.21% CAP rate.
- Strategic Location: Excellent access to I‑10, I‑15, SR‑210.
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
$543,695
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
3.88%
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%
$10,873,900
$10.9M
Cap Rate 7%
$7,767,071
$7.8M
Cap Rate 9%
$6,041,056
$6.0M
Market Conditions
NOI Build-Up for 42,978 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
$1.06M $24.60/SF
− Vacancy
−$68.7K −$1.60/SF
EGI
$988.5K $23.00/SF
− OpEx
−$444.8K −$10.35/SF
NOI
$543.7K $12.65/SF
Area
Rialto, CA
Vacancy
6.50%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
45.00%
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%
$10,873,900
Cap Rate 7%
$7,767,071
Cap Rate 9%
$6,041,056
Alternative Uses
Best Use
Apartment 5plus
$7.77M
$6.80M – $9.06M
NOI $543,695 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.86M
$9.50M – $12.67M
NOI $760,104 @ 7.0% cap · market cap 5.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
373
Businesses Nearby
Explore this area
Business Placement
Demographics for 92335, CA
96,605
Population
25,861
Households
3.7
Avg Household Size
31
Median Age
10%
College-Educated
67%
High-School Grad
17.5 sq mi
ZIP Area
5,520
Density / Sq Mi
$75,198
Median Household Income
$35,912
Median Earnings
$1,636
Median Rent
$433,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - 50-unit apartment complex in Rialto, offering rental upside.
Where is this apartment building located?
The property is located at 1531 West Rialto Avenue Rialto, CA.
What is the asking price?
The asking price for this property is $14,000,000.
What are key features of this property?
This property features: Significant Rental Upside: Capture a substantial 29% rental upside.; Prime Income‑Producing Asset: Stabilized 50‑unit apartment complex with a 5.21% CAP rate.; Strategic Location: Excellent access to I‑10, I‑15, SR‑210.
