Industrial Building with Unique
For Sale
$3,585,000
170 Mindanao St., Rialto, CA 92316
Freestanding industrial building featuring private offices and specialized equipment.
Property Size15,763 SF
Price / SF$227.43
Days on Market221
Property Features for 170 Mindanao St.
General Information
Standard status
Active
Size
15,763 SF
Property subtype
Industrial
Building Details
Building Size
15,763 SF
Year Built
1990
Listing Agency:
Lee & Associates - Riverside
Listed By:
Alexey Zabolotskikh · License #CalDRE #01428540
(951) 276-3606
Source:
Lee-associates
Added: Jan 27
Changed: Sep 4
Last Checked: Sep 4 at 3:34AM
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 Lee & Associates - Riverside
Investment Insights
Based on property information with market context.
This is a freestanding industrial building featuring three private offices, a reception area, and a bullpen. The layout includes a coffee bar and a shop restroom. The building is equipped with electrical distribution throughout, floor drains, a three-stage clarifier, and a 1-inch gas line.
Key Highlights
- Free Standing Building
- 3 Private Offices offer dedicated workspace.
- Electrical Distributed Throughout
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
$135,363
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
3.78%
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%
$2,707,260
$2.7M
Cap Rate 7%
$1,933,757
$1.9M
Cap Rate 9%
$1,504,033
$1.5M
Market Conditions
NOI Build-Up for 15,763 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
$210.0K $13.32/SF
− Vacancy
−$16.6K −$1.05/SF
EGI
$193.4K $12.27/SF
− OpEx
−$58.0K −$3.68/SF
NOI
$135.4K $8.59/SF
Area
Rialto, CA
Vacancy
7.90%
Lease Rate
$13.32 /SF/Yr
Expense Ratio
30.00%
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%
$2,707,260
Cap Rate 7%
$1,933,757
Cap Rate 9%
$1,504,033
Alternative Uses
Best Use
Industrial
$1.93M
$1.69M – $2.26M
NOI $135,363 @ 7.0% cap · market cap 3.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.98M
$3.48M – $4.65M
NOI $278,783 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
191
Businesses Nearby
Explore this area
Business Placement
Demographics for 92316, CA
31,463
Population
8,349
Households
3.8
Avg Household Size
32
Median Age
11%
College-Educated
70%
High-School Grad
11.5 sq mi
ZIP Area
2,736
Density / Sq Mi
$82,117
Median Household Income
$38,629
Median Earnings
$1,450
Median Rent
$448,200
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?
Industrial property - Freestanding industrial building featuring private offices and specialized equipment.
Where is this industrial property located?
The property is located at 170 Mindanao St. Rialto, CA.
What is the asking price?
The asking price for this property is $3,585,000.
What are key features of this property?
This property features: Free Standing Building; 3 Private Offices offer dedicated workspace.; Electrical Distributed Throughout
