Established Retail Center in
For Sale
$850,000
Pending
562 W Valley Blvd, Colton, CA 92324
Fully occupied retail center with long-term tenants and stable income.
Property Size5,220 SF
Lot Size0.14 Acres
Days on Market151
Property Features for 562 W Valley Blvd
General Information
Standard status
Pending
Size
5,220 SF
Lot size
0.14 Acres
Property subtype
Commercial
Building Details
Building Size
5,220 SF
Year Built
1960
Listing Agency:
(626) 926-4838
Listed By:
Hector Perez
(626) 926-4838
Source:
Elliman
Added: Mar 12
Changed: Aug 8
Last Checked: Aug 8 at 2:26PM
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 Hector Perez
Investment Insights
Based on property information with market context.
This is a single-story, stand-alone, well-established retail center located in downtown Colton, just north of I-10 and east of Colton High School, situated on Valley Blvd. The property is fully occupied and features three units, each approximately 1700 square feet in size and in good condition. It includes an open parking lot with 10 to 12 newly paved open spaces, as well as alley access at the rear with additional parking and roll-up delivery doors. The property is intended for retail use and offers stability for investors due to its long-term tenants with profitable businesses that are a staple to the community. The new rents are $150.00 per unit monthly, resulting in annual rents of $70,200.00. There is no rent control on commercial property, and the buyer can create NNN contracts for the next year, offering great upside potential. The property features long-term anchor tenants with established clientele of 10+ years.
Key Highlights
- Fully occupied 3‑unit retail center providing immediate income.
- Long‑term tenants with established businesses and clientele (10+ years).
- Newly paved open parking lot with 10‑12 spaces plus additional rear parking and roll‑up delivery doors.
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
$73,102
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
8.60%
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%
$1,462,040
$1.5M
Cap Rate 7%
$1,044,314
$1.0M
Cap Rate 9%
$812,244
$812.2K
Market Conditions
NOI Build-Up for 5,100 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
$110.2K $21.60/SF
− Vacancy
−$5.7K −$1.12/SF
EGI
$104.4K $20.48/SF
− OpEx
−$31.3K −$6.14/SF
NOI
$73.1K $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%
$1,462,040
Cap Rate 7%
$1,044,314
Cap Rate 9%
$812,244
Alternative Uses
Best Use
Retail
$1.04M
$913.8K – $1.22M
NOI $73,102 @ 7.0% cap · market cap 8.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$941.3K – $1.26M
NOI $75,304 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
815
Businesses Nearby
129k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Groceries 35%
Shops & Services 11%
Electronics 2%
Stater Bros. Markets
Groceries
45,447 visits/mo
0.1 miles
McDonald's
Dining
26,463 visits/mo
0.1 miles
Starbucks
Dining
25,187 visits/mo
0.2 miles
Mobil
Shops & Services
8,823 visits/mo
0.1 miles
Denny's
Dining
8,498 visits/mo
0.1 miles
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 Retail 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?
Shopping center - Fully occupied retail center with long-term tenants and stable income.
Where is this shopping center located?
The property is located at 562 W Valley Blvd Colton, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Fully occupied 3‑unit retail center providing immediate income.; Long‑term tenants with established businesses and clientele (10+ years).; Newly paved open parking lot with 10‑12 spaces plus additional rear parking and roll‑up delivery doors.
