Flex Space with Roll-Up
For Sale
Under Contract
$600,000
531 E Valley, Colton, CA 92324
Commercial Sale, Colton, CA
Property Size2,560 SF
Lot Size0.15 Acres
Price / SF$234.38
Days on Market131
Property Features for 531 E Valley
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
Fencing
Chain Link
Directions
10 Freeway exit Mt. Vernon Ave turn on N Sperry Dr to Valley Blvd.
Subdivision
273 - Colton
Standard status
Active Under Contract
APN
0162192180000
Lot size
0.15 Acres
Amenities
high ceilings
flexible layout
private office
restroom
roll-up door
dedicated loading/unloading area
on-site customer parking
Building Details
Year built
1968
Listing Agency:
Realty Masters & Associates, I
(909) 993-5710
Listed By:
Jessica Burroughs · License #01944612
(951) 970-7890
Added: Apr 17
Changed: Aug 20
Last Checked: Aug 25 at 1:06AM
MLS# SW26083333
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 flex space contains 2,560 square feet within a 6,500-square-foot lot. The open interior has high ceilings, a private office, and a restroom, with a roll-up door and designated loading and unloading area supporting day-to-day operations. Customer parking is available on site. Built in 1968, the property is currently used for screen printing, and existing equipment may be included in the sale subject to the seller’s terms.
C-2 General Commercial zoning supports a range of stated uses, including retail, professional office, auto service, light manufacturing, clothing production, and screen printing. The property is located at 531 E Valley in Colton, California, with street visibility and access to major freeways.
C-2 General Commercial zoning supports a range of stated uses, including retail, professional office, auto service, light manufacturing, clothing production, and screen printing. The property is located at 531 E Valley in Colton, California, with street visibility and access to major freeways.
Key Highlights
- 2,560 square feet on a 6,500‑square‑foot lot
- C‑2 General Commercial zoning
- Open‑concept layout with high ceilings, private office, and restroom
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
$36,694
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
6.12%
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%
$733,880
$733.9K
Cap Rate 7%
$524,200
$524.2K
Cap Rate 9%
$407,711
$407.7K
Market Conditions
NOI Build-Up for 2,560 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
$55.3K $21.60/SF
− Vacancy
−$2.9K −$1.12/SF
EGI
$52.4K $20.48/SF
− OpEx
−$15.7K −$6.14/SF
NOI
$36.7K $14.33/SF
Area
San Bernardino County, CA
Vacancy
5.20%
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%
$733,880
Cap Rate 7%
$524,200
Cap Rate 9%
$407,711
Alternative Uses
Best Use
Retail
$524.2K
$458.7K – $611.6K
NOI $36,694 @ 7.0% cap · market cap 6.12%
Second Best
Industrial
$300.3K
$262.8K – $350.4K
NOI $21,022 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$540.0K
$472.5K – $630.0K
NOI $37,800 @ 7.0% cap · market cap 6.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
660
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 92324, CA
58,626
Population
19,150
Households
3.1
Avg Household Size
33
Median Age
16%
College-Educated
75%
High-School Grad
27.8 sq mi
ZIP Area
2,109
Density / Sq Mi
$69,419
Median Household Income
$36,956
Median Earnings
$1,600
Median Rent
$413,100
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?
Flex space - Open commercial building with C-2 zoning, loading access, office space, and on-site customer parking.
Where is this flex space located?
The property is located at 531 E Valley Colton, CA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 2,560 square feet on a 6,500‑square‑foot lot; C‑2 General Commercial zoning; Open‑concept layout with high ceilings, private office, and restroom
