Downtown Beaumont Mixed-Use
For Sale
$525,000
258 5th, Beaumont, CA 92223
Versatile commercial property in Beaumont's revitalizing downtown district.
Property Size2,510 SF
Price / SF$209.16
Days on Market508
Property Features for 258 5th
General Information
Standard status
Active
Size
2,510 SF
Property subtype
Industrial
Amenities
3
Level
Level.
Listing Agency:
BEAUMONT REALTY INC.
(951) 845-7710
Listed By:
Kristen Schultz · License #01275600
Source:
Xome
Added: Apr 10, 2025
Changed: Aug 28
Last Checked: Aug 29 at 6:09AM
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 BEAUMONT REALTY INC.
Investment Insights
Based on property information with market context.
Located in the heart of Beaumont's revitalizing downtown district, this versatile commercial property offers an opportunity to own a piece of the city's industrial heritage. The freestanding building, formerly a working machine shop, sits on a generously sized lot within a mixed-use zoning area. This allows for a wide range of development potential, including creative workspaces, artisan studios, retail, office, live/work conversions, and planned residential developments. The 2,500 square foot building retains its industrial character and provides ample space for parking. Utilities are on-site, and the structure is ready for adaptive reuse or redevelopment. Its strategic location near shops, dining, and public transit, and just minutes from the SR-60 and I-10 freeway, makes it an ideal investment for entrepreneurs, developers, or businesses seeking a unique space with historic charm and modern potential.
Key Highlights
- Prime downtown Beaumont location in a revitalizing district.
- Versatile mixed‑use zoning allows for various development possibilities.
- 2,500 sq ft freestanding building with ample parking.
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
$20,612
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
3.93%
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%
$412,240
$412.2K
Cap Rate 7%
$294,457
$294.5K
Cap Rate 9%
$229,022
$229.0K
Market Conditions
NOI Build-Up for 2,510 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
$31.3K $12.48/SF
− Vacancy
−$1.9K −$0.75/SF
EGI
$29.4K $11.73/SF
− OpEx
−$8.8K −$3.52/SF
NOI
$20.6K $8.21/SF
Area
Riverside County, CA
Vacancy
6.00%
Lease Rate
$12.48 /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%
$412,240
Cap Rate 7%
$294,457
Cap Rate 9%
$229,022
Alternative Uses
Best Use
Industrial
$294.5K
$257.7K – $343.5K
NOI $20,612 @ 7.0% cap · market cap 3.93%
Second Best
Flex RnD
$273.4K
$239.2K – $319.0K
NOI $19,139 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$752.0K
$658.0K – $877.3K
NOI $52,637 @ 7.0% cap · market cap 10.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
855
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92223, CA
59,924
Population
20,579
Households
2.9
Avg Household Size
38
Median Age
27%
College-Educated
88%
High-School Grad
45.0 sq mi
ZIP Area
1,332
Density / Sq Mi
$100,462
Median Household Income
$50,162
Median Earnings
$1,496
Median Rent
$458,300
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?
Flex space - Versatile commercial property in Beaumont's revitalizing downtown district.
Where is this flex space located?
The property is located at 258 5th Beaumont, CA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Prime downtown Beaumont location in a revitalizing district.; Versatile mixed‑use zoning allows for various development possibilities.; 2,500 sq ft freestanding building with ample parking.
