Two-Story Shopping Center with Pylon
For Sale
Contact for pricing
821 W Valley Blvd, Colton, CA 92324
Renovated in 2022 with multiple suites and available upper-level space.
Property Size14,515 SF
Lot Size0.50 Acres
Price / SF$168.79
Days on Market146
Property Features for 821 W Valley Blvd
General Information
Standard status
Active
Size
14,515 SF
Lot size
0.50 Acres
Property subtype
Retail
Occupancy
68%
Investment Type
Value Add
Net Operating Income
$184,732
Financials
Asking Price
$2,450,000
Cap Rate
7.54%
Site & Location
Corner Location
Yes
Pylon Signage
Yes
Traffic Count
31,000 vehicles/day
Highway Access
Yes
Building Details
Year Built
1987
Year Renovated
2022
Buildings
1
Stories
2
Units
11
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Los Angeles
(310) 909-5446
Listed By:
Vanessa Haddad · License #CA 01926324
Source:
Crexi
Added: Apr 7
Changed: Aug 29
Last Checked: Aug 29 at 7:53PM
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 Marcus & Millichap - Los Angeles
Investment Insights
Based on property information with market context.
Rancho Plaza is a two-story shopping center containing 14,515 square feet across approximately 0.50 acres. The property includes 11 suites, prominent pylon signage, and second-floor areas that are currently vacant. Originally completed in 1987, the center received renovations in 2022 and is currently 68% occupied.
The property is located at 821 W Valley Blvd in Colton, California, at the intersection of Rancho Avenue and Valley Boulevard, with access to Interstate 10 nearby. The site reports exposure to roughly 31,000 vehicles per day and is positioned alongside Dunkin’, Wienerschnitzel, and It’s Boba Time. Its signalized intersection setting, street presence, and existing tenant occupancy provide a clearly defined retail center configuration.
The property is located at 821 W Valley Blvd in Colton, California, at the intersection of Rancho Avenue and Valley Boulevard, with access to Interstate 10 nearby. The site reports exposure to roughly 31,000 vehicles per day and is positioned alongside Dunkin’, Wienerschnitzel, and It’s Boba Time. Its signalized intersection setting, street presence, and existing tenant occupancy provide a clearly defined retail center configuration.
Key Highlights
- 14,515‑square‑foot, two‑story shopping center on approximately 0.50 acres
- 11 suites with current occupancy of 68%
- Second‑floor spaces are currently vacant
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
$208,055
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
8.49%
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%
$4,161,100
$4.2M
Cap Rate 7%
$2,972,214
$3.0M
Cap Rate 9%
$2,311,722
$2.3M
Market Conditions
NOI Build-Up for 14,515 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
$313.5K $21.60/SF
− Vacancy
−$16.3K −$1.12/SF
EGI
$297.2K $20.48/SF
− OpEx
−$89.2K −$6.14/SF
NOI
$208.1K $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%
$4,161,100
Cap Rate 7%
$2,972,214
Cap Rate 9%
$2,311,722
Alternative Uses
Best Use
Retail
$2.97M
$2.60M – $3.47M
NOI $208,055 @ 7.0% cap · market cap 8.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.06M
$2.68M – $3.57M
NOI $214,321 @ 7.0% cap · market cap 8.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
31,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
366
Businesses Nearby
38k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
Jack in the Box
Dining
13,902 visits/mo
0.2 miles
Del Taco
Dining
10,484 visits/mo
0.1 miles
Wienerschnitzel
Dining
9,271 visits/mo
0.2 miles
It's Boba Time
Dining
4,742 visits/mo
0.2 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
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Similar Off Market Nearby
- Colton Mini Mall — 415 W Valley Blvd, Colton, CA 92324
Frequently Asked Questions
What type of property is this?
Shopping center - Renovated in 2022 with multiple suites and available upper-level space.
Where is this shopping center located?
The property is located at 821 W Valley Blvd Colton, CA.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: 14,515‑square‑foot, two‑story shopping center on approximately 0.50 acres; 11 suites with current occupancy of 68%; Second‑floor spaces are currently vacant
