Light Industrial Warehouse with
For Sale
$1,999,000
491 W Rialto Ave, Rialto, CA 92376
COMMERCIAL - Rialto, CA
Property Size14,800 SF
Lot Size0.55 Acres
Price / SF$135.07
Days on Market340
Property Features for 491 W Rialto Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
M-1
Fencing
Chain Link
Directions
Turn right onto Cactus Ave or Left on S Willow; Turn onto W Rialto Ave
Subdivision
272 - Rialto
Standard status
Active
APN
0130211330000
Lot size
0.55 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
10601
Building Details
Year built
1957
Listing Agency:
EXP REALTY OF CALIFORNIA INC
(888) 584-9427
Listed By:
Donald Mowery · License #01193547
(909) 981-6677
Added: Sep 15, 2025
Changed: Aug 12
Last Checked: Aug 20 at 4:06AM
MLS# CV25221106
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This light industrial warehouse totals 14,800 square feet and sits on a 24,025 square foot corner lot with a private gated yard. The facility is zoned M-1 Light Industrial and is laid out to support multiple operating needs, including machinery use, auto/truck repairs and sales, and food production, among other uses. Loading is provided through three dock-high loading facilities, and the building includes 440 3-phase electrical service. Interior support includes a front office with a restroom plus two additional restrooms located in the main warehouse area.
The property is located at 491 W Rialto Ave in Rialto, CA 92376. Public remarks note proximity to downtown Rialto and the Rialto Police Department, along with easy access to the 10, 210, and 215 Freeways.
With dock-high loading, 3-phase power, office space, and a secured outdoor yard, the building offers a functional industrial configuration for buyers seeking an M-1 Light Industrial site.
The property is located at 491 W Rialto Ave in Rialto, CA 92376. Public remarks note proximity to downtown Rialto and the Rialto Police Department, along with easy access to the 10, 210, and 215 Freeways.
With dock-high loading, 3-phase power, office space, and a secured outdoor yard, the building offers a functional industrial configuration for buyers seeking an M-1 Light Industrial site.
Key Highlights
- 14,800 SF industrial building on a 24,025 SF corner lot with a private gated yard and chain‑link fencing
- Zoned M‑1 Light Industrial with versatility for uses including machinery, auto/truck repairs and sales, and food production
- Three dock‑high loading facilities
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
$154,328
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
7.72%
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%
$3,086,560
$3.1M
Cap Rate 7%
$2,204,686
$2.2M
Cap Rate 9%
$1,714,756
$1.7M
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
−$27.2K −$1.84/SF
NOI
$154.3K $10.43/SF
Area
Rialto, CA
Vacancy
7.90%
Lease Rate
$13.32 /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%
$3,086,560
Cap Rate 7%
$2,204,686
Cap Rate 9%
$1,714,756
Alternative Uses
Best Use
Warehouse
$2.20M
$1.93M – $2.57M
NOI $154,328 @ 7.0% cap · market cap 7.72%
Second Best
Industrial
$1.82M
$1.59M – $2.12M
NOI $127,094 @ 7.0% cap · market cap 6.36%
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
Lease Details
3
Dock-high doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,371
Businesses Nearby
Balanced
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Light industrial building with a private gated yard, three dock-high doors, and 440 3-phase electrical service.
Where is this warehouse 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 SF industrial building on a 24,025 SF corner lot with a private gated yard and chain‑link fencing; Zoned M‑1 Light Industrial with versatility for uses including machinery, auto/truck repairs and sales, and food production; Three dock‑high loading facilities
