Industrial Flex
For Sale
$750,000
290 W Orange Show Rd 108, San Bernardino, CA 92408
Two-story office frontage pairs with high-clear warehouse space for integrated business operations.
Property Size4,141 SF
Price / SF$181.12
Days on Market131
Property Features for 290 W Orange Show Rd 108
General Information
Standard status
Active
Size
4,141 SF
Class
Class B
Total Parking Spaces
12
Property subtype
Commercial/Industrial
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
1
Additional Details
Highway Access
Yes
Building Details
Year Built
2005
Buildings
1
Stories
2
Listing Agency:
CHAMPIONS REAL ESTATE
(951) 888-0307
Listed By:
Francisco Perpuly · License #01930066
(951) 888-0307
Source:
Exitrealty
Added: Apr 22
Changed: Aug 29
Last Checked: Aug 29 at 4:54PM
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 CHAMPIONS REAL ESTATE
Investment Insights
Based on property information with market context.
This Class B industrial condominium contains 4,141 square feet with a combined warehouse and office configuration. The warehouse area provides more than 1,500 square feet of open floor space, 18-foot clear height, and a 12-by-14-foot grade-level door. Office improvements span two stories and include dedicated HVAC on each floor, a reception area, and ADA bathrooms.
The property is located at 290 W Orange Show Rd 108 in San Bernardino, near San Bernardino International Airport. Access to I-10 and I-215 supports regional connectivity, while 12 designated parking spaces serve the premises. Association services include water, landscaping, and trash.
The property is located at 290 W Orange Show Rd 108 in San Bernardino, near San Bernardino International Airport. Access to I-10 and I-215 supports regional connectivity, while 12 designated parking spaces serve the premises. Association services include water, landscaping, and trash.
Key Highlights
- 4,141 sq. ft. Class B industrial condo
- More than 1,500 sq. ft. of open warehouse floor area
- 18‑ft clear height with a 12x14 ft. grade‑level door
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
$53,954
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
7.19%
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%
$1,079,080
$1.1M
Cap Rate 7%
$770,771
$770.8K
Cap Rate 9%
$599,489
$599.5K
Market Conditions
NOI Build-Up for 4,141 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
$89.4K $21.60/SF
− Vacancy
−$6.4K −$1.56/SF
EGI
$83.0K $20.04/SF
− OpEx
−$29.1K −$7.02/SF
NOI
$54.0K $13.03/SF
Area
San Bernardino, CA
Vacancy
7.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$1,079,080
Cap Rate 7%
$770,771
Cap Rate 9%
$599,489
Alternative Uses
Best Use
Office B
$1.01M
$885.4K – $1.18M
NOI $70,830 @ 7.0% cap · market cap 9.44%
Second Best
Flex RnD
$770.8K
$674.4K – $899.2K
NOI $53,954 @ 7.0% cap · market cap 7.19%
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,299 @ 7.0% cap · market cap 11.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,018
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92408, CA
13,488
Population
4,403
Households
3.1
Avg Household Size
32
Median Age
19%
College-Educated
73%
High-School Grad
10.5 sq mi
ZIP Area
1,285
Density / Sq Mi
$63,696
Median Household Income
$32,122
Median Earnings
$1,314
Median Rent
$407,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Doña Petra tacos and Birria — 387-413 W Orange Show Rd, San Bernardino, CA 92408
Frequently Asked Questions
What type of property is this?
Flex space - Two-story office frontage pairs with high-clear warehouse space for integrated business operations.
Where is this flex space located?
The property is located at 290 W Orange Show Rd 108 San Bernardino, CA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 4,141 sq. ft. Class B industrial condo; More than 1,500 sq. ft. of open warehouse floor area; 18‑ft clear height with a 12x14 ft. grade‑level door
