Industrial Building on Corner
For Sale
$1,999,000
491 W Rialto Ave, Rialto, CA 92376
14,800 sq. ft. industrial building on 24,025 sq. ft. lot.
Property Size14,800 SF
Lot Size0.55 Acres
Price / SF$135.07
Days on Market165
Property Features for 491 W Rialto Ave
General Information
Standard status
Active
Size
14,800 SF
Lot size
0.55 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$10,601
Building Details
Building Size
14,800 SF
Year Built
1957
Listing Agency:
eXp Realty of California, Inc.
(951) 313-1746
Listed By:
McKenzie Robles · License #01193547
Source:
Elliman
Added: Mar 11
Changed: Aug 10
Last Checked: Aug 22 at 8:43AM
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 eXp Realty of California, Inc.
Investment Insights
Based on property information with market context.
This 14,800 sq. ft. industrial building is situated on a 24,025 sq. ft. corner lot and includes a private gated yard. Zoned M-1 Light Industrial, the property is suitable for a range of uses including machinery, auto and truck repairs and sales, and food production. The location is near downtown Rialto and the Rialto Police Department, with access to the 10, 210, and 215 Freeways. The building features three dock-high loading facilities, 440 3-phase electrical service, a front office with a restroom, and two additional restrooms in the main warehouse area. This property presents business opportunities.
Key Highlights
- 14,800 sq. ft. industrial building on a 24,025 sq. ft. corner lot with private gated yard.
- M‑1 Light Industrial zoning allows for versatile uses such as machinery, auto/truck, and food production.
- Prime location near downtown Rialto, the Rialto Police Department, and with easy access to the 10, 210, and 215 Freeways.
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
$127,094
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
6.36%
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%
$2,541,880
$2.5M
Cap Rate 7%
$1,815,629
$1.8M
Cap Rate 9%
$1,412,156
$1.4M
Market Conditions
NOI Build-Up for 14,800 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
$197.1K $13.32/SF
− Vacancy
−$15.6K −$1.05/SF
EGI
$181.6K $12.27/SF
− OpEx
−$54.5K −$3.68/SF
NOI
$127.1K $8.59/SF
Area
Rialto, CA
Vacancy
7.90%
Lease Rate
$13.32 /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%
$2,541,880
Cap Rate 7%
$1,815,629
Cap Rate 9%
$1,412,156
Alternative Uses
Best Use
Industrial
$1.82M
$1.59M – $2.12M
NOI $127,094 @ 7.0% cap · market cap 6.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.74M
$3.27M – $4.36M
NOI $261,751 @ 7.0% cap · market cap 13.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,286
Businesses Nearby
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - 14,800 sq. ft. industrial building on 24,025 sq. ft. lot.
Where is this industrial property located?
The property is located at 491 W Rialto Ave Rialto, CA.
What is the asking price?
The asking price for this property is $1,999,000.
What are key features of this property?
This property features: 14,800 sq. ft. industrial building on a 24,025 sq. ft. corner lot with private gated yard.; M‑1 Light Industrial zoning allows for versatile uses such as machinery, auto/truck, and food production.; Prime location near downtown Rialto, the Rialto Police Department, and with easy access to the 10, 210, and 215 Freeways.
