Quadplex Shell on Corner
For Sale
$499,999
490 S Pershing Avenue, San Bernardino, CA 92408
Vacant shell property with on-site parking and a previously configured four-unit residential layout.
Property Size1,800 SF
Days on Market9
Property Features for 490 S Pershing Avenue
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Mixed Use
Property Condition
Severity
Major Repairs Needed
Evidence
taken down to the studs/shell
Units
Unit Mix
4 x 1BR/1BA
Multifamily Units
4
Building Details
Building Size
1,800 SF
Year Built
1933
Buildings
1
Listing Agency:
SYNERGY ONE REAL ESTATE SVCS.
(626) 926-2971
Listed By:
Annette Fraley · License #01503736
Source:
Camdenmckayre
Added: Aug 18
Changed: Aug 26
Last Checked: Aug 26 at 1:23PM
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 SYNERGY ONE REAL ESTATE SVCS.
Investment Insights
Based on property information with market context.
Located at 490 S Pershing Ave in San Bernardino, this corner-lot property contains a building originally arranged as four separate residential units. Each unit had one bedroom, one bathroom, and an open living area. The structure dates to 1933 and is currently reduced to a shell condition, requiring a full buildout before occupancy.
The property has remained vacant for several years and includes on-site parking. Its surroundings combine residential properties with commercial uses, while access is currently limited because of the building’s condition. Reestablishing the prior residential configuration or pursuing commercial use is identified as possible, subject to zoning, approvals, and buyer due diligence.
The property has remained vacant for several years and includes on-site parking. Its surroundings combine residential properties with commercial uses, while access is currently limited because of the building’s condition. Reestablishing the prior residential configuration or pursuing commercial use is identified as possible, subject to zoning, approvals, and buyer due diligence.
Key Highlights
- Four‑unit configuration with four 1‑bedroom, 1‑bathroom units
- Building dates to 1933 and is currently in shell condition
- On‑site parking included
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
$25,719
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
5.14%
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%
$514,380
$514.4K
Cap Rate 7%
$367,414
$367.4K
Cap Rate 9%
$285,767
$285.8K
Market Conditions
NOI Build-Up for 1,800 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
$38.9K $21.60/SF
− Vacancy
−$2.1K −$1.19/SF
EGI
$36.7K $20.41/SF
− OpEx
−$11.0K −$6.12/SF
NOI
$25.7K $14.29/SF
Area
San Bernardino, CA
Vacancy
5.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$514,380
Cap Rate 7%
$367,414
Cap Rate 9%
$285,767
Alternative Uses
Best Use
Multifamily LT 5
$367.4K
$321.5K – $428.7K
NOI $25,719 @ 7.0% cap · market cap 5.14%
Second Best
Apartment 5plus
$329.8K
$288.6K – $384.8K
NOI $23,088 @ 7.0% cap · market cap 4.62%
Theoretical Best
Office A
$542.1K
$474.3K – $632.5K
NOI $37,947 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,287
Businesses Nearby
Explore this area
Business Placement
Demographics for 92408, CA
13,488
Population
4,403
Households
3.1
Avg Household Size
32
Median Age
19%
College-Educated
73%
High-School Grad
10.5 sq mi
ZIP Area
1,285
Density / Sq Mi
$63,696
Median Household Income
$32,122
Median Earnings
$1,314
Median Rent
$407,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Vacant shell property with on-site parking and a previously configured four-unit residential layout.
Where is this quadplex located?
The property is located at 490 S Pershing Avenue San Bernardino, CA.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Four‑unit configuration with four 1‑bedroom, 1‑bathroom units; Building dates to 1933 and is currently in shell condition; On‑site parking included
