Commercial Retail and Office
For Sale
Contact for pricing
3768 TENTH ST, Riverside, CA 92501
For sale near city hall and historic courthouse, offering approximately 5,350 sq. ft. of commercial building space.
Property Size5,350 SF
Price / SF$242.99
Days on Market127
Property Features for 3768 TENTH ST
General Information
Standard status
Active
Size
5,350 SF
Class
B
Property subtype
Retail, Office
Investment Type
Owner/User
Building Details
Year Built
1967
Buildings
1
Stories
1
Units
1
Listing Agency:
Thompson Commercial Real Estate Investment Services Inc
Listed By:
Roger Thompson · License #CA 01310608
Source:
Crexi
Added: May 1
Changed: Sep 2
Last Checked: Sep 2 at 2:42AM
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 Thompson Commercial Real Estate Investment Services Inc
Investment Insights
Based on property information with market context.
This for-sale commercial building offers approximately 5,350 sq. ft. of retail and office space. The property is being marketed as a general commercial asset suitable for mixed-use business occupancy based on its listed retail and office unit profile.
The building is located near the city hall and historic courthouse, placing it in a civic-focused area.
The available information does not specify the internal unit layout or tenant improvements, so prospective buyers or brokers should confirm configuration and finish details during due diligence.
The building is located near the city hall and historic courthouse, placing it in a civic-focused area.
The available information does not specify the internal unit layout or tenant improvements, so prospective buyers or brokers should confirm configuration and finish details during due diligence.
Key Highlights
- Approximately 5,350 SF commercial building available for sale
- Year built: 1967
- Located near city hall and the historic courthouse
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
$110,889
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
8.53%
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%
$2,217,780
$2.2M
Cap Rate 7%
$1,584,129
$1.6M
Cap Rate 9%
$1,232,100
$1.2M
Market Conditions
NOI Build-Up for 5,350 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
$157.3K $29.40/SF
− Vacancy
−$9.4K −$1.76/SF
EGI
$147.9K $27.64/SF
− OpEx
−$37.0K −$6.91/SF
NOI
$110.9K $20.73/SF
Area
Riverside, CA
Vacancy
6.00%
Lease Rate
$29.40 /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%
$2,217,780
Cap Rate 7%
$1,584,129
Cap Rate 9%
$1,232,100
Alternative Uses
Best Use
Office B
$1.58M
$1.39M – $1.85M
NOI $110,889 @ 7.0% cap · market cap 8.53%
Second Best
Retail
$1.10M
$958.6K – $1.28M
NOI $76,686 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$1.84M
$1.61M – $2.14M
NOI $128,482 @ 7.0% cap · market cap 9.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,346
Businesses Nearby
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - For sale near city hall and historic courthouse, offering approximately 5,350 sq. ft. of commercial building space.
Where is this retail space located?
The property is located at 3768 TENTH ST Riverside, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Approximately 5,350 SF commercial building available for sale; Year built: 1967; Located near city hall and the historic courthouse
