Live-Work Corner
For Sale
$450,000
810 E H, Colton, CA 92324
Corner live-work property with four private offices/bedrooms, two full bathrooms, and a large gated parking lot.
Property Size1,140 SF
Days on Market76
Property Features for 810 E H
General Information
Standard status
Active
Size
1,140 SF
Property subtype
Business
Additional Details
Road Access
Yes
Building Details
Building Size
1,140 SF
Year Built
1927
Listing Agency:
THE MORTGAGE PROS FUNDING, INC 818-482-0700 Overview Additional information MLS R ID IV26138652 Interior features Exterior features Lot Size 0.16 Acres Other property details Michael Mucino | CA DRE# 01374697 Camden McKay Realty Request a tour Contact agent Request a tour Contact agent Listed by JACQUELINE ALBOR CA DRE# 01305441 with THE MORTGAGE PROS FUNDING, INC 818-482-0700
Listed By:
JACQUELINE ALBOR CA DRE# 01305441
(562) 287-3400
Source:
Camdenmckayre
Added: Jun 25
Changed: Sep 8
Last Checked: Sep 8 at 8:38AM
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 THE MORTGAGE PROS FUNDING, INC 818-482-0700 Overview Additional information MLS R ID IV26138652 Interior features Exterior features Lot Size 0.16 Acres Other property details Michael Mucino | CA DRE# 01374697 Camden McKay Realty Request a tour Contact agent Request a tour Contact agent Listed by JACQUELINE ALBOR CA DRE# 01305441 with THE MORTGAGE PROS FUNDING, INC 818-482-0700
Investment Insights
Based on property information with market context.
This live-work corner property offers flexible residential or commercial use. The interior includes four private offices or bedrooms, a waiting area or living room, a large kitchen, and two full bathrooms. The property was previously operated as a Farmers Insurance office, and it is now available for a new owner or business operator.
Situated at the corner of Valley and Mount Vernon, the property provides visibility and convenience near a 7-Eleven and a busy gas station. Access includes a large gated commercial parking lot with an entry next to 7-Eleven, along with an additional entrance on H Street.
Outdoor amenities include a variety of fruit trees, including avocado, guava, orange, apple, pear, and lemon trees.
Situated at the corner of Valley and Mount Vernon, the property provides visibility and convenience near a 7-Eleven and a busy gas station. Access includes a large gated commercial parking lot with an entry next to 7-Eleven, along with an additional entrance on H Street.
Outdoor amenities include a variety of fruit trees, including avocado, guava, orange, apple, pear, and lemon trees.
Key Highlights
- Year built 1927 corner live‑work property on Valley and Mount Vernon with flexible residential or commercial use
- Interior includes four private offices/bedrooms, waiting area/living room, large kitchen, and two full bathrooms
- Large gated commercial parking lot with access next to 7‑Eleven, plus an additional entrance on H Street
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
$13,418
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
2.98%
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%
$268,360
$268.4K
Cap Rate 7%
$191,686
$191.7K
Cap Rate 9%
$149,089
$149.1K
Market Conditions
NOI Build-Up for 1,140 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
$19.4K $17.04/SF
− Vacancy
−$1.5K −$1.35/SF
EGI
$17.9K $15.69/SF
− OpEx
−$4.5K −$3.92/SF
NOI
$13.4K $11.77/SF
Area
San Bernardino County, CA
Vacancy
7.90%
Lease Rate
$17.04 /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%
$268,360
Cap Rate 7%
$191,686
Cap Rate 9%
$149,089
Alternative Uses
Best Use
Office B
$191.7K
$167.7K – $223.6K
NOI $13,418 @ 7.0% cap · market cap 2.98%
Second Best
Mixed Use
$132.0K
$115.5K – $154.1K
NOI $9,243 @ 7.0% cap · market cap 2.05%
Theoretical Best
Office A
$240.5K
$210.4K – $280.6K
NOI $16,833 @ 7.0% cap · market cap 3.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
457
Businesses Nearby
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Corner live-work property with four private offices/bedrooms, two full bathrooms, and a large gated parking lot.
Where is this live-work space located?
The property is located at 810 E H Colton, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Year built 1927 corner live‑work property on Valley and Mount Vernon with flexible residential or commercial use; Interior includes four private offices/bedrooms, waiting area/living room, large kitchen, and two full bathrooms; Large gated commercial parking lot with access next to 7‑Eleven, plus an additional entrance on H Street
