Industrial Warehouse with Office
For Sale
$1,999,000
3456 Webster, Perris, CA 92571
5616 sqft warehouse with offices, mezzanine, and fenced yard.
Property Size5,616 SF
Price / SF$355.95
Days on Market218
Property Features for 3456 Webster
General Information
Standard status
Active
Size
5,616 SF
Property subtype
Industrial
Building Details
Building Size
5,616 SF
Year Built
2008
Listing Agency:
Elevate Real Estate Agency
Listed By:
Tom Tennant · License #01273093
(714) 904-9830
Source:
Velocityrealtysd
Added: Feb 4
Changed: Aug 28
Last Checked: Sep 10 at 8:06AM
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 Elevate Real Estate Agency
Investment Insights
Based on property information with market context.
This industrial warehouse, constructed in 2008, offers 5616 square feet of space. It features two roll-up doors and a fenced side yard suitable for heavy equipment storage. The property includes a mezzanine and finished office space, complete with multiple offices, a reception area, a conference room, a meeting/training area, bathrooms, and a kitchen/break room. Warehouse racks, office furniture, conference tables, and reception area furnishings can be included in the sale. The current use is for a water and fire restoration company.
Key Highlights
- 5616 sqft Industrial Warehouse built in 2008
- Finished Office Space: Multiple Offices, Reception Area, Conference Room, Meeting/Training Area, Bathrooms, Kitchen/Break Room
- (2) Roll Up Doors for easy access
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
$88,237
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
4.41%
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%
$1,764,740
$1.8M
Cap Rate 7%
$1,260,529
$1.3M
Cap Rate 9%
$980,411
$980.4K
Market Conditions
NOI Build-Up for 5,616 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
$128.7K $22.92/SF
− Vacancy
−$11.1K −$1.97/SF
EGI
$117.6K $20.95/SF
− OpEx
−$29.4K −$5.24/SF
NOI
$88.2K $15.71/SF
Area
Riverside County, CA
Vacancy
8.60%
Lease Rate
$22.92 /SF/Yr
Expense Ratio
25.00%
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%
$1,764,740
Cap Rate 7%
$1,260,529
Cap Rate 9%
$980,411
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,237 @ 7.0% cap · market cap 4.41%
Second Best
Warehouse
$800.0K
$700.0K – $933.3K
NOI $56,000 @ 7.0% cap · market cap 2.80%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,772 @ 7.0% cap · market cap 5.89%
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
156
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92571, CA
59,450
Population
14,792
Households
4
Avg Household Size
29
Median Age
12%
College-Educated
70%
High-School Grad
39.1 sq mi
ZIP Area
1,520
Density / Sq Mi
$85,746
Median Household Income
$37,465
Median Earnings
$2,005
Median Rent
$430,800
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - 5616 sqft warehouse with offices, mezzanine, and fenced yard.
Where is this warehouse located?
The property is located at 3456 Webster Perris, CA.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: 5616 sqft Industrial Warehouse built in 2008; Finished Office Space: Multiple Offices, Reception Area, Conference Room, Meeting/Training Area, Bathrooms, Kitchen/Break Room; (2) Roll Up Doors for easy access
