Office Lab Flex Campus
For Sale
Contact for pricing
6100 Quail Valley Ct, Riverside, CA 27332
Two office/lab/flex buildings with secure fenced parking, offering space that can be sold together or separately.
Property Size20,220 SF
Price / SF$239.86
Days on Market132
Property Features for 6100 Quail Valley Ct
General Information
Standard status
Active
Size
20,220 SF
Total Parking Spaces
74
Property subtype
Office, Industrial
Zoning
M-4
Building Details
Buildings
2
Stories
2
Tenancy
Multi
Listing Agency:
Lee & Associates - Riverside
(951) 276-3662
Listed By:
Rich Erickson · License #01219183
Source:
Crexi
Added: Apr 4
Changed: Aug 11
Last Checked: Aug 13 at 3:28PM
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 - Riverside
Investment Insights
Based on property information with market context.
The property features two separate office/lab/flex buildings within a campus setting. Each building includes 2-story office space, with configurations available to be sold together or separately. Large fenced and secure parking supports the campus operations.
Both buildings are currently occupied through the end of 2026, and the seller indicates an individual sale price will be determined for each structure.
Building offerings include 6100 through 13,120 SF on 1.3 acres and 6110 through 7,100 SF on 0.53 acres.
Both buildings are currently occupied through the end of 2026, and the seller indicates an individual sale price will be determined for each structure.
Building offerings include 6100 through 13,120 SF on 1.3 acres and 6110 through 7,100 SF on 0.53 acres.
Key Highlights
- Two office/lab/flex buildings in a campus setting
- Buildings offer 6,100 SF and 13,120 SF, or can be sold together for up to 19,220 SF
- Second building totals 7,100 SF and is on 0.53 acres
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
$419,100
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
8.64%
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%
$8,382,000
$8.4M
Cap Rate 7%
$5,987,143
$6.0M
Cap Rate 9%
$4,656,667
$4.7M
Market Conditions
NOI Build-Up for 20,220 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
$594.5K $29.40/SF
− Vacancy
−$35.7K −$1.76/SF
EGI
$558.8K $27.64/SF
− OpEx
−$139.7K −$6.91/SF
NOI
$419.1K $20.73/SF
Area
Riverside, CA
Vacancy
6.00%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
25.00%
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%
$8,382,000
Cap Rate 7%
$5,987,143
Cap Rate 9%
$4,656,667
Alternative Uses
Best Use
Office B
$5.99M
$5.24M – $6.99M
NOI $419,100 @ 7.0% cap · market cap 8.64%
Second Best
Industrial
$3.70M
$3.24M – $4.31M
NOI $258,828 @ 7.0% cap · market cap 5.34%
Theoretical Best
Office A
$6.94M
$6.07M – $8.09M
NOI $485,591 @ 7.0% cap · market cap 10.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
520
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Two office/lab/flex buildings with secure fenced parking, offering space that can be sold together or separately.
Where is this flex space located?
The property is located at 6100 Quail Valley Ct Riverside, CA.
What is the asking price?
The asking price for this property is $4,850,000.
What are key features of this property?
This property features: Two office/lab/flex buildings in a campus setting; Buildings offer 6,100 SF and 13,120 SF, or can be sold together for up to 19,220 SF; Second building totals 7,100 SF and is on 0.53 acres
