Two-Building Industrial Distribution
For Sale
Contact for pricing
5825 Ordway St, Riverside, CA 92504
Concrete-paved, secured site with dock-high loading and multiple grade level doors across two industrial buildings.
Property Size36,165 SF
Price / SF$180
Days on Market240
Property Features for 5825 Ordway St
General Information
Standard status
Active
Size
36,165 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Dock-High Doors
2
Drive-In Doors
9
Listing Agency:
Lee & Associates
(951) 276-3600
Listed By:
Finn Comer · License #00789864
(951) 276-3618
Source:
Moodyscre
Added: Jan 16
Changed: Sep 12
Last Checked: Sep 13 at 5:32AM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This for-sale industrial distribution property includes two buildings totaling 36,165 square feet. The entire site is concrete paved and secured with wrought iron fencing. Loading includes two dock-high positions and nine grade level loading doors, supported by distributed power and airlines throughout the buildings.
The property provides easy accessibility and is located about 4 miles from the 91 Fwy, 7 miles from the 15 Fwy, and 5 miles from the 60 Fwy.
With warehouse/distribution configurations and the available loading capacity, the site is designed to support efficient movement and handling of goods within a secured facility footprint.
The property provides easy accessibility and is located about 4 miles from the 91 Fwy, 7 miles from the 15 Fwy, and 5 miles from the 60 Fwy.
With warehouse/distribution configurations and the available loading capacity, the site is designed to support efficient movement and handling of goods within a secured facility footprint.
Key Highlights
- Two industrial buildings totaling 36,165 SF
- Concrete‑paved, secured site with wrought iron fencing
- 2 dock‑high loading positions and 9 grade‑level loading 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
$555,759
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
8.54%
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%
$11,115,180
$11.1M
Cap Rate 7%
$7,939,414
$7.9M
Cap Rate 9%
$6,175,100
$6.2M
Market Conditions
NOI Build-Up for 36,165 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
$672.7K $18.60/SF
− Vacancy
−$18.8K −$0.52/SF
EGI
$653.8K $18.08/SF
− OpEx
−$98.1K −$2.71/SF
NOI
$555.8K $15.37/SF
Area
ZIP 92504
Vacancy
2.80%
Lease Rate
$18.60 /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%
$11,115,180
Cap Rate 7%
$7,939,414
Cap Rate 9%
$6,175,100
Alternative Uses
Best Use
Warehouse
$7.94M
$6.95M – $9.26M
NOI $555,759 @ 7.0% cap · market cap 8.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.39M
$10.84M – $14.46M
NOI $867,595 @ 7.0% cap · market cap 13.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Dock-high doors
9
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 92504, CA
54,642
Population
17,038
Households
3.2
Avg Household Size
36
Median Age
21%
College-Educated
82%
High-School Grad
22.7 sq mi
ZIP Area
2,407
Density / Sq Mi
$88,168
Median Household Income
$39,539
Median Earnings
$1,758
Median Rent
$501,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Warehouse - Concrete-paved, secured site with dock-high loading and multiple grade level doors across two industrial buildings.
Where is this warehouse located?
The property is located at 5825 Ordway St Riverside, CA.
What is the asking price?
The asking price for this property is $6,509,700.
What are key features of this property?
This property features: Two industrial buildings totaling 36,165 SF; Concrete‑paved, secured site with wrought iron fencing; 2 dock‑high loading positions and 9 grade‑level loading doors
