Freestanding Specialty Building with Walk-In
For Sale
Contact for pricing
651 N Waterman Ave, San Bernardino, CA 92410
Freestanding specialty building featuring six walk-in coolers, paved and gated yard, and 600 amps 3-phase power.
Property Size11,600 SF
Price / SF$181.03
Days on Market856
Property Features for 651 N Waterman Ave
General Information
Standard status
Active
Size
11,600 SF
Property subtype
INDUSTRIAL
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Power
600 amps
Three-Phase Power
Yes
Cold Storage
Yes
Listing Agency:
MGR Real Estate, Inc.
(909) 981-4466
Listed By:
Jerry Tomeo · License #01907707
(909) 996-8877
Source:
Moodyscre
Added: May 13, 2024
Changed: Sep 2
Last Checked: Sep 14 at 11:41AM
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 MGR Real Estate, Inc.
Investment Insights
Based on property information with market context.
Freestanding specialty building offering a cold-storage setup with six walk-in coolers. The property includes a paved and gated yard and 600 amps of 3-phase power to support refrigeration and related operations. With a total building size of 11,600 SF, the layout is well suited for owner-user use or investment.
The property is located at 651 N Waterman Ave in San Bernardino, CA 92410, and is presented as owner-user or investment. The paved, gated yard can support outside staging and operations tied to refrigerated storage.
For buyers looking for a specialty facility with built-in refrigeration infrastructure, the combination of walk-in coolers, yard improvements, and substantial 3-phase power is designed to support cold storage activity.
The property is located at 651 N Waterman Ave in San Bernardino, CA 92410, and is presented as owner-user or investment. The paved, gated yard can support outside staging and operations tied to refrigerated storage.
For buyers looking for a specialty facility with built-in refrigeration infrastructure, the combination of walk-in coolers, yard improvements, and substantial 3-phase power is designed to support cold storage activity.
Key Highlights
- Six walk‑in coolers for cold storage use
- Paved and gated yard for outside staging
- 600 amps 3‑phase power for refrigeration and operations
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
$128,974
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
6.14%
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%
$2,579,480
$2.6M
Cap Rate 7%
$1,842,486
$1.8M
Cap Rate 9%
$1,433,044
$1.4M
Market Conditions
NOI Build-Up for 11,600 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
$165.6K $14.28/SF
− Vacancy
−$13.9K −$1.20/SF
EGI
$151.7K $13.08/SF
− OpEx
−$22.8K −$1.96/SF
NOI
$129.0K $11.12/SF
Area
San Bernardino, CA
Vacancy
8.40%
Lease Rate
$14.28 /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%
$2,579,480
Cap Rate 7%
$1,842,486
Cap Rate 9%
$1,433,044
Alternative Uses
Best Use
Warehouse
$1.84M
$1.61M – $2.15M
NOI $128,974 @ 7.0% cap · market cap 6.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.49M
$3.06M – $4.08M
NOI $244,547 @ 7.0% cap · market cap 11.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,113
Businesses Nearby
Explore this area
Business Placement
Demographics for 92410, CA
51,651
Population
14,325
Households
3.6
Avg Household Size
30
Median Age
6%
College-Educated
66%
High-School Grad
8.2 sq mi
ZIP Area
6,299
Density / Sq Mi
$53,390
Median Household Income
$32,474
Median Earnings
$1,303
Median Rent
$273,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Refrigerated & cold storage - Freestanding specialty building featuring six walk-in coolers, paved and gated yard, and 600 amps 3-phase power.
Where is this refrigerated & cold storage located?
The property is located at 651 N Waterman Ave San Bernardino, CA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Six walk‑in coolers for cold storage use; Paved and gated yard for outside staging; 600 amps 3‑phase power for refrigeration and operations
