Expansive Industrial Property in
For Sale
Contact for pricing
16585 Beaver Rd, Adelanto, CA 92301
20,670 SF industrial property on 5.413 AC paved lot.
Property Size20,670 SF
Lot Size5.41 Acres
Price / SF$120.95
Days on Market1226
Property Features for 16585 Beaver Rd
General Information
Standard status
Active
Size
20,670 SF
Class
C
Lot size
5.41 Acres
Property subtype
Industrial
Zoning
LMCO
Investment Type
Owner/User
Building Details
Year Built
1983
Buildings
1
Stories
2
Units
1
Tenancy
Single
Listing Agency:
Graystone Capital Advisors
(949) 942-1300
Listed By:
Jim Root · License #CA 02120760
Source:
Crexi
Added: Apr 25, 2023
Changed: Aug 14
Last Checked: Sep 1 at 4:30AM
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 Graystone Capital Advisors
Investment Insights
Based on property information with market context.
The property at 16585 Beaver Rd in Adelanto, CA, features a total of 20,670 SF across two buildings. The primary building offers 18,270 SF, including 4,778 SF of two-story office space and a 13,492 SF warehouse area. Additionally, there is a freestanding 2,400 SF warehouse. Both buildings are situated on a 5.413 AC paved lot. The property is fully fenced with two gated entrances/exits to facilitate truck access. The location is within the growing distribution and logistics hub of the IE-North/Mojave River Valley, which has over 10 million SF of proposed or in-progress development along the US-395 corridor. The property is suitable for industrial users and investors and offers potential for cross-docking, industrial outdoor storage, or future development due to its low lot coverage. The fenced perimeter provides secure storage, and the large paved lot allows ample room for truck maneuvering. The primary warehouse includes three dock-high loading doors, with the potential to add 18 or more additional dock-high doors. The property is adjacent to the Southern California Logistics Airport and is located just off US-395, providing convenient access to the CA-18, I-15, and I-40 Freeways.
Key Highlights
- Expansive 5.413 AC paved lot with fully fenced perimeter and two gated entrances/exits, ideal for truck access and secure storage
- Located in Adelanto, a rapidly growing distribution and logistics hub in the IE‑North/Mojave River Valley
- Two buildings totaling 20,670 SF: an 18,270 SF building (including 4,778 SF office space and 13,492 SF warehouse) and a freestanding 2,400 SF warehouse
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
$206,111
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
8.24%
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%
$4,122,220
$4.1M
Cap Rate 7%
$2,944,443
$2.9M
Cap Rate 9%
$2,290,122
$2.3M
Market Conditions
NOI Build-Up for 20,670 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
$258.0K $12.48/SF
− Vacancy
−$15.5K −$0.75/SF
EGI
$242.5K $11.73/SF
− OpEx
−$36.4K −$1.76/SF
NOI
$206.1K $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%
$4,122,220
Cap Rate 7%
$2,944,443
Cap Rate 9%
$2,290,122
Alternative Uses
Best Use
Warehouse
$2.94M
$2.58M – $3.44M
NOI $206,111 @ 7.0% cap · market cap 8.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.36M
$3.82M – $5.09M
NOI $305,202 @ 7.0% cap · market cap 12.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
69
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
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Frequently Asked Questions
What type of property is this?
Warehouse - 20,670 SF industrial property on 5.413 AC paved lot.
Where is this warehouse located?
The property is located at 16585 Beaver Rd Adelanto, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Expansive 5.413 AC paved lot with fully fenced perimeter and two gated entrances/exits, ideal for truck access and secure storage; Located in Adelanto, a rapidly growing distribution and logistics hub in the IE‑North/Mojave River Valley; Two buildings totaling 20,670 SF: an 18,270 SF building (including 4,778 SF office space and 13,492 SF warehouse) and a freestanding 2,400 SF warehouse
