Freestanding Office Building with
For Sale
$719,999
3852 Hillside, Norco, CA 92860
Freestanding office building on a fenced lot with multiple offices, conference space, parking, and owned solar.
Property Size1,520 SF
Lot Size0.17 Acres
Price / SF$473.68
Days on Market50
Property Features for 3852 Hillside
General Information
Standard status
Active
Size
1,520 SF
Lot size
0.17 Acres
Zoning
C-4
Additional Details
Fenced Yard
Yes
Amenities
Park
Central
Building Details
Building Size
1,520 SF
Year Built
1993
Stories
1
Listed By:
Yazen Haddad · License #01936781
(562) 881-9947
Source:
Evrealestate
Added: Jul 17
Changed: Aug 25
Last Checked: Sep 2 at 5:06PM
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 Yazen Haddad
Investment Insights
Based on property information with market context.
3852 Hillside Avenue is a well-maintained freestanding commercial office building offering approximately 1,520 square feet of functional workspace on an approximately 7,405-square-foot lot. The interior features a flexible layout with multiple private offices, a spacious conference and meeting area, reception and administrative workspaces, and a break area with extensive counter and storage. It also includes restroom facilities, generous built-in cabinetry, neutral finishes, wood-look flooring, abundant natural light, and ceiling fans.
The property has a fully fenced lot with a remote-controlled gated entry for added privacy and convenient access, along with a paved parking area and dedicated accessible parking. Prominent building signage and ample on-site parking support employees and visitors. The property is zoned C-4.
An owned, fully paid-off solar panel system is included, which may help reduce operating expenses. The building is suited for an owner-user or investor seeking a secure, practical office environment with convenient parking and visibility.
The property has a fully fenced lot with a remote-controlled gated entry for added privacy and convenient access, along with a paved parking area and dedicated accessible parking. Prominent building signage and ample on-site parking support employees and visitors. The property is zoned C-4.
An owned, fully paid-off solar panel system is included, which may help reduce operating expenses. The building is suited for an owner-user or investor seeking a secure, practical office environment with convenient parking and visibility.
Key Highlights
- Freestanding commercial building built in 1993 with approx. 1,520 SF of workspace on an approx. 7,405 SF lot
- Zoned C‑4 with a flexible interior layout featuring multiple private offices, reception/admin area, and a spacious conference/meeting room
- Includes restroom facilities and a dedicated break area with extensive counter and storage space, plus generous built‑in cabinetry
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
$23,882
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
3.32%
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%
$477,640
$477.6K
Cap Rate 7%
$341,171
$341.2K
Cap Rate 9%
$265,356
$265.4K
Market Conditions
NOI Build-Up for 1,520 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
$34.8K $22.92/SF
− Vacancy
−$3.0K −$1.97/SF
EGI
$31.8K $20.95/SF
− OpEx
−$8.0K −$5.24/SF
NOI
$23.9K $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%
$477,640
Cap Rate 7%
$341,171
Cap Rate 9%
$265,356
Alternative Uses
Best Use
Office B
$341.2K
$298.5K – $398.0K
NOI $23,882 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$455.4K
$398.5K – $531.3K
NOI $31,876 @ 7.0% cap · market cap 4.43%
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
289
Businesses Nearby
Explore this area
Business Placement
Demographics for 92860, CA
26,376
Population
7,073
Households
3.7
Avg Household Size
41
Median Age
21%
College-Educated
86%
High-School Grad
14.1 sq mi
ZIP Area
1,871
Density / Sq Mi
$125,371
Median Household Income
$49,188
Median Earnings
$1,893
Median Rent
$732,600
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?
Office building - Freestanding office building on a fenced lot with multiple offices, conference space, parking, and owned solar.
Where is this office building located?
The property is located at 3852 Hillside Norco, CA.
What is the asking price?
The asking price for this property is $719,999.
What are key features of this property?
This property features: Freestanding commercial building built in 1993 with approx. 1,520 SF of workspace on an approx. 7,405 SF lot; Zoned C‑4 with a flexible interior layout featuring multiple private offices, reception/admin area, and a spacious conference/meeting room; Includes restroom facilities and a dedicated break area with extensive counter and storage space, plus generous built‑in cabinetry
