Rialto Retail/Office Investment
For Sale
$1,750,000
Pending
420 S Riverside, Rialto, CA 92376
Ten-unit retail/office building in high-traffic Rialto location.
Property Size5,358 SF
Lot Size0.47 Acres
Days on Market265
Property Features for 420 S Riverside
General Information
Standard status
Pending
Size
5,358 SF
Lot size
0.47 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$11,101
Building Details
Building Size
5,358 SF
Year Built
2010
Units
10
Listing Agency:
(888) 294-1415
Listed By:
Nicholas Velez
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:43AM
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 Nicholas Velez
Investment Insights
Based on property information with market context.
This investment property is located in a high-traffic area of Rialto, California. Constructed in 2010, the well-maintained building contains 10 units suitable for retail or office use. The building provides approximately 5,060 square feet of space and is situated on a lot of approximately 20,473 square feet, which is equivalent to 0.47 acres. The property offers visibility and accessibility, making it suitable for investors seeking income potential from a mix of office and retail tenants.
Key Highlights
- High‑traffic location in Rialto (92376) offers excellent visibility and accessibility.
- Stable income potential from a mix of 10 retail/office units.
- Well‑maintained building constructed in 2010.
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
$70,742
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
4.04%
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%
$1,414,840
$1.4M
Cap Rate 7%
$1,010,600
$1.0M
Cap Rate 9%
$786,022
$786.0K
Market Conditions
NOI Build-Up for 5,358 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
$115.7K $21.60/SF
− Vacancy
−$21.4K −$4.00/SF
EGI
$94.3K $17.60/SF
− OpEx
−$23.6K −$4.40/SF
NOI
$70.7K $13.20/SF
Area
Rialto, CA
Vacancy
18.50%
Lease Rate
$21.60 /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%
$1,414,840
Cap Rate 7%
$1,010,600
Cap Rate 9%
$786,022
Alternative Uses
Best Use
Office B
$1.01M
$884.3K – $1.18M
NOI $70,742 @ 7.0% cap · market cap 4.04%
Second Best
Retail
$901.8K
$789.0K – $1.05M
NOI $63,123 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$1.35M
$1.18M – $1.58M
NOI $94,761 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
775
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92376, CA
84,548
Population
22,716
Households
3.7
Avg Household Size
32
Median Age
10%
College-Educated
72%
High-School Grad
13.3 sq mi
ZIP Area
6,357
Density / Sq Mi
$76,914
Median Household Income
$36,399
Median Earnings
$1,613
Median Rent
$433,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Five Points Plaza Shopping Center — 507 S Riverside Ave, Rialto, CA 92376
- Coinstar Kiosk | Bitcoin ATM — 515 S Riverside Ave, Rialto, CA 92376
Frequently Asked Questions
What type of property is this?
Shopping center - Ten-unit retail/office building in high-traffic Rialto location.
Where is this shopping center located?
The property is located at 420 S Riverside Rialto, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: High‑traffic location in Rialto (92376) offers excellent visibility and accessibility.; Stable income potential from a mix of 10 retail/office units.; Well‑maintained building constructed in 2010.
