Industrial Warehouse with Finished
For Sale
$1,999,000
3456 Webster, Perris, CA 92571
COMMERCIAL - Perris, CA
Property Size5,616 SF
Price / SF$355.95
Days on Market186
Property Features for 3456 Webster
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
215 Freeway & Ramona Expressway
Subdivision
699 - Not Defined
Standard status
Active
APN
317330008
Utilities
Cooling system
Central Air
Building Details
Year built
2008
Listing Agency:
Elevate Real Estate Agency
(951) 280-9832
Listed By:
Tom Tennant · License #01273093
(714) 904-9830
Added: Feb 4
Changed: Aug 4
Last Checked: Aug 9 at 1:06AM
MLS# IG26025736
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2008, this industrial warehouse totals 5,616 square feet and includes two roll-up doors for straightforward loading and receiving. The facility also features a mezzanine and a fenced side yard designed for heavy equipment storage. The warehouse includes racks, and the sale can include warehouse racks, office furniture, and conference tables.
The property is currently used as a water and fire restoration company, with a finished office component that includes multiple offices, a reception area, a conference room, a meeting/training area, bathrooms, and a kitchen/break room. This configuration supports day-to-day administrative work alongside active field operations.
For buyers seeking a ready-to-operate industrial setup, the combination of loading access, fenced storage, and dedicated office space makes the property a practical fit for restoration contractors and similar service-oriented industrial users who need both warehouse workflow and on-site customer and staff space. The current interior office and conference areas are included with the sale, subject to the terms of purchase.
The property is currently used as a water and fire restoration company, with a finished office component that includes multiple offices, a reception area, a conference room, a meeting/training area, bathrooms, and a kitchen/break room. This configuration supports day-to-day administrative work alongside active field operations.
For buyers seeking a ready-to-operate industrial setup, the combination of loading access, fenced storage, and dedicated office space makes the property a practical fit for restoration contractors and similar service-oriented industrial users who need both warehouse workflow and on-site customer and staff space. The current interior office and conference areas are included with the sale, subject to the terms of purchase.
Key Highlights
- Industrial warehouse built in 2008 with 5,616 SF of warehouse space
- (2) roll‑up doors for warehouse access
- Fenced side yard for heavy equipment storage
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
Property Profile
Current Use
Lease Details
Yes
Fenced yard
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 2008-built warehouse includes two roll-up doors, fenced side yard storage, and office buildout for restoration or similar operations.
Where is this flex space 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: Industrial warehouse built in 2008 with 5,616 SF of warehouse space; (2) roll‑up doors for warehouse access; Fenced side yard for heavy equipment storage
