Industrial Distribution
New
For Sale
$7,500,000
404 480 E Commercial St, Pomona, CA 91767
Secured yard areas and loading capabilities support an active petroleum and lubricant distribution operation.
Property Size23,916 SF
Lot Size2.00 Acres
Days on Market3
Property Features for 404 480 E Commercial St
General Information
Standard status
Active
Size
23,916 SF
Lot size
2.00 Acres
Property subtype
Industrial
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Building Details
Building Size
23,916 SF
Year Built
1917
Units
1
Listing Agency:
M G R REAL ESTATE
(951) 224-1024
Listed By:
DANIEL VALENZUELA · License #CA 01871441
Source:
Elliman
Added: Aug 14
Changed: Aug 15
Last Checked: Aug 16 at 6:53AM
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 M G R REAL ESTATE
Investment Insights
Based on property information with market context.
This industrial distribution property in Pomona comprises multiple parcels totaling approximately 2 acres. Built in 1917, the site is occupied by an established long-term industrial tenant operating a petroleum and lubricant distribution facility. Improvements include secured yard areas and loading capabilities suited to the current industrial use.
The property is positioned on E Commercial St with access to the I-10, SR-60, SR-71, and SR-57 corridors. Its location at the eastern edge of Los Angeles County provides access toward the San Gabriel Valley and Inland Empire markets.
The property is positioned on E Commercial St with access to the I-10, SR-60, SR-71, and SR-57 corridors. Its location at the eastern edge of Los Angeles County provides access toward the San Gabriel Valley and Inland Empire markets.
Key Highlights
- Multiple parcels totaling approximately 2 acres
- Occupied by an established long‑term industrial tenant
- Petroleum and lubricant distribution facility
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
$393,987
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
5.25%
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%
$7,879,740
$7.9M
Cap Rate 7%
$5,628,386
$5.6M
Cap Rate 9%
$4,377,633
$4.4M
Market Conditions
NOI Build-Up for 23,916 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
$502.2K $21.00/SF
− Vacancy
−$38.7K −$1.62/SF
EGI
$463.5K $19.38/SF
− OpEx
−$69.5K −$2.91/SF
NOI
$394.0K $16.47/SF
Area
Pomona, CA
Vacancy
7.71%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
15.00%
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%
$7,879,740
Cap Rate 7%
$5,628,386
Cap Rate 9%
$4,377,633
Alternative Uses
Best Use
Warehouse
$5.63M
$4.92M – $6.57M
NOI $393,987 @ 7.0% cap · market cap 5.25%
Second Best
Industrial
$4.64M
$4.06M – $5.41M
NOI $324,460 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$7.67M
$6.71M – $8.95M
NOI $536,790 @ 7.0% cap · market cap 7.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,241
Businesses Nearby
Explore this area
Business Placement
Demographics for 91767, CA
51,654
Population
15,653
Households
3.3
Avg Household Size
36
Median Age
21%
College-Educated
80%
High-School Grad
5.7 sq mi
ZIP Area
9,062
Density / Sq Mi
$80,201
Median Household Income
$37,340
Median Earnings
$1,749
Median Rent
$585,100
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - Secured yard areas and loading capabilities support an active petroleum and lubricant distribution operation.
Where is this distribution center located?
The property is located at 404 480 E Commercial St Pomona, CA.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: Multiple parcels totaling approximately 2 acres; Occupied by an established long‑term industrial tenant; Petroleum and lubricant distribution facility
