Main Street Industrial
For Sale
$3,000,000
2879 Main, Riverside, CA 92501
Owner-user or investor industrial building with loading access, office/workshop space, and functional clear height.
Property Size13,000 SF
Price / SF$230.77
Days on Market98
Property Features for 2879 Main
General Information
Standard status
Active
Size
13,000 SF
Building Details
Year Built
1925
Listing Agency:
Kitakis Realty Inc.
Listed By:
Demetrios Kitakis · License #01984567
(626) 733-3598
Source:
Myfabuloushome
Added: Jun 10
Changed: Sep 9
Last Checked: Sep 14 at 2:43PM
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 Kitakis Realty Inc.
Investment Insights
Based on property information with market context.
This Main Street industrial warehouse offers a functional layout for a range of manufacturing, storage, and service uses. The building includes approximately 12' clear height and multiple loading options: three ground-level loading doors and one dock-high loading door. Interior space is supported by office space, workshop areas, and storage components, and the property is serviced by 220-amp power. The site also provides shared truck access via a recorded easement to support day-to-day operations.
The property is located at 2879 Main St in Riverside on approximately 10.39 acres, with Main Street frontage. It is positioned within Riverside’s Northside Specific Plan area and Opportunity Zone, and is described as being in a highly accessible location near the 60, 91, and 215 Freeways. The zoning designation is noted as NSP-MU, which may provide future flexibility for a variety of commercial, industrial, mixed-use, and redevelopment-oriented opportunities, subject to buyer investigation and City approval.
From an operational standpoint, the configuration is suited for users such as fabrication, contractor operations, automotive-related work, storage, distribution, manufacturing, and showroom/owner-user occupancy. With loading capacity, on-site office and workshop space, and established truck access, it can support both production and distribution workflows. Seller financing is available, subject to terms.
The property is located at 2879 Main St in Riverside on approximately 10.39 acres, with Main Street frontage. It is positioned within Riverside’s Northside Specific Plan area and Opportunity Zone, and is described as being in a highly accessible location near the 60, 91, and 215 Freeways. The zoning designation is noted as NSP-MU, which may provide future flexibility for a variety of commercial, industrial, mixed-use, and redevelopment-oriented opportunities, subject to buyer investigation and City approval.
From an operational standpoint, the configuration is suited for users such as fabrication, contractor operations, automotive-related work, storage, distribution, manufacturing, and showroom/owner-user occupancy. With loading capacity, on-site office and workshop space, and established truck access, it can support both production and distribution workflows. Seller financing is available, subject to terms.
Key Highlights
- ±13,000 SF industrial warehouse on ±0.39 acres at 2879 Main Street in Riverside
- Up to approx. 12' clear height with three ground‑level loading doors plus one dock‑high loading door
- Office space, workshop areas, and storage components; historically used for cabinetry and manufacturing
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
$202,066
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
6.74%
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%
$4,041,320
$4.0M
Cap Rate 7%
$2,886,657
$2.9M
Cap Rate 9%
$2,245,178
$2.2M
Market Conditions
NOI Build-Up for 13,000 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
$238.7K $18.36/SF
− Vacancy
−$955 −$0.07/SF
EGI
$237.7K $18.29/SF
− OpEx
−$35.7K −$2.74/SF
NOI
$202.1K $15.54/SF
Area
Riverside, CA
Vacancy
0.40%
Lease Rate
$18.36 /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%
$4,041,320
Cap Rate 7%
$2,886,657
Cap Rate 9%
$2,245,178
Alternative Uses
Best Use
Warehouse
$2.89M
$2.53M – $3.37M
NOI $202,066 @ 7.0% cap · market cap 6.74%
Second Best
Industrial
$2.38M
$2.08M – $2.77M
NOI $166,408 @ 7.0% cap · market cap 5.55%
Theoretical Best
Office A
$4.46M
$3.90M – $5.20M
NOI $312,200 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,100
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 92501, CA
22,017
Population
7,488
Households
2.9
Avg Household Size
35
Median Age
18%
College-Educated
81%
High-School Grad
5.6 sq mi
ZIP Area
3,932
Density / Sq Mi
$83,027
Median Household Income
$41,780
Median Earnings
$1,615
Median Rent
$466,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - Owner-user or investor industrial building with loading access, office/workshop space, and functional clear height.
Where is this warehouse located?
The property is located at 2879 Main Riverside, CA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: ±13,000 SF industrial warehouse on ±0.39 acres at 2879 Main Street in Riverside; Up to approx. 12' clear height with three ground‑level loading doors plus one dock‑high loading door; Office space, workshop areas, and storage components; historically used for cabinetry and manufacturing
