Freestanding Flex Building with Fenced
For Sale
$390,000
2410 Armory, Barstow, CA 92311
Versatile commercial-industrial building with office, kitchen, utility areas, and paved parking.
Property Size3,136 SF
Lot Size0.56 Acres
Price / SF$124.36
Days on Market10
Property Features for 2410 Armory
General Information
Standard status
Active
Size
3,136 SF
Lot size
0.56 Acres
Property subtype
Industrial
Zoning
Commercial/Industrial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Three-Phase Power
Yes
Cold Storage
Yes
Amenities
Bathroom
Shower
Kitchen
Utility Room
Cable Hookups
Swamp Coolers
Irrigation System
Shingle
Level
Level.
Building Details
Year Built
1950
Buildings
1
Building Size
3,136 SF
Listing Agency:
MGR Real Estate, Inc
(760) 955-7888
Listed By:
Paul Tan · License #01841921
Source:
Xome
Added: Aug 1
Changed: Aug 9
Last Checked: Aug 10 at 2:34AM
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 MGR Real Estate, Inc
Investment Insights
Based on property information with market context.
This freestanding flex property contains 3,136 square feet on a 24,552-square-foot lot and was built in 1950. The building includes one finished office, a kitchen, walk-in freezer, utility room with mop sink, bathroom, separate shower room, washer and dryer hookups, cable connections, and concrete painted floors. Electrical service is 3 phase 240/110, with two swamp coolers maintained annually. The roof was replaced within the past three years.
The property is zoned Commercial/Industrial and includes a paved parking lot with ADA parking. A 6-foot chain-link fence with a double-gate entry secures the site, while landscaping and an irrigation system serve the exterior. The property is near I-15 and I-40.
The property is zoned Commercial/Industrial and includes a paved parking lot with ADA parking. A 6-foot chain-link fence with a double-gate entry secures the site, while landscaping and an irrigation system serve the exterior. The property is near I-15 and I-40.
Key Highlights
- 3,136 sf freestanding building on a 24,552 sf lot
- Commercial/Industrial zoning with 3 phase 240/110 electric
- Walk‑in freezer, kitchen, utility room, bathroom, and separate shower room
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
$31,271
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
8.02%
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%
$625,420
$625.4K
Cap Rate 7%
$446,729
$446.7K
Cap Rate 9%
$347,456
$347.5K
Market Conditions
NOI Build-Up for 3,136 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
$39.1K $12.48/SF
− Vacancy
−$2.3K −$0.75/SF
EGI
$36.8K $11.73/SF
− OpEx
−$5.5K −$1.76/SF
NOI
$31.3K $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%
$625,420
Cap Rate 7%
$446,729
Cap Rate 9%
$347,456
Alternative Uses
Best Use
Warehouse
$446.7K
$390.9K – $521.2K
NOI $31,271 @ 7.0% cap · market cap 8.02%
Second Best
Industrial
$367.9K
$321.9K – $429.2K
NOI $25,752 @ 7.0% cap · market cap 6.60%
Theoretical Best
Office A
$661.5K
$578.8K – $771.8K
NOI $46,305 @ 7.0% cap · market cap 11.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92311, CA
34,524
Population
13,707
Households
2.5
Avg Household Size
33
Median Age
11%
College-Educated
84%
High-School Grad
424.4 sq mi
ZIP Area
81
Density / Sq Mi
$59,338
Median Household Income
$38,871
Median Earnings
$1,081
Median Rent
$217,500
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?
Flex space - Versatile commercial-industrial building with office, kitchen, utility areas, and paved parking.
Where is this flex space located?
The property is located at 2410 Armory Barstow, CA.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: 3,136 sf freestanding building on a 24,552 sf lot; Commercial/Industrial zoning with 3 phase 240/110 electric; Walk‑in freezer, kitchen, utility room, bathroom, and separate shower room
