Freestanding Warehouse with
For Sale
Contact for pricing
8551-8559 Mission Blvd, Riverside, CA 92509
Two free standing warehouse buildings with an on-site office building and partial paved yard.
Property Size1,500 SF
Price / SF$219.89
Days on Market566
Property Features for 8551-8559 Mission Blvd
General Information
Standard status
Active
Size
1,500 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
8,960 SF
Three-Phase Power
Yes
Building Details
Buildings
2
Building Size
1,500 SF
Listing Agency:
MGR Real Estate, Inc.
(909) 981-4466
Listed By:
Jerry Tomeo · License #01907707
(909) 996-8877
Source:
Moodyscre
Added: Feb 26, 2025
Changed: Sep 14
Last Checked: Sep 14 at 11:43AM
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.
Two free standing buildings totaling 10,460 SF, consisting of an 8,960 SF commercial/warehouse space plus a 1,500 SF office building. The office building includes three offices, two bathrooms, a kitchen, and a bullpen, with a partial paved yard for operational needs.
The property is located at 8551-8559 Mission Blvd in Riverside, CA and is close to the 60, 15, and 91 Fwy corridors. Electrical service includes 3-phase power with 120/240 volts.
The property is located at 8551-8559 Mission Blvd in Riverside, CA and is close to the 60, 15, and 91 Fwy corridors. Electrical service includes 3-phase power with 120/240 volts.
Key Highlights
- Two free standing buildings totaling 10,460 SF
- 8,960 SF commercial/warehouse space
- 1,500 SF office building with three offices and two bathrooms
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
$162,586
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
7.07%
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%
$3,251,720
$3.3M
Cap Rate 7%
$2,322,657
$2.3M
Cap Rate 9%
$1,806,511
$1.8M
Market Conditions
NOI Build-Up for 10,460 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
$192.0K $18.36/SF
− Vacancy
−$768 −$0.07/SF
EGI
$191.3K $18.29/SF
− OpEx
−$28.7K −$2.74/SF
NOI
$162.6K $15.54/SF
Area
Riverside, CA
Vacancy
0.40%
Lease Rate
$18.36 /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%
$3,251,720
Cap Rate 7%
$2,322,657
Cap Rate 9%
$1,806,511
Alternative Uses
Best Use
Office B
$3.10M
$2.71M – $3.61M
NOI $216,804 @ 7.0% cap · market cap 9.43%
Second Best
Warehouse
$2.32M
$2.03M – $2.71M
NOI $162,586 @ 7.0% cap · market cap 7.07%
Theoretical Best
Office A
$3.59M
$3.14M – $4.19M
NOI $251,201 @ 7.0% cap · market cap 10.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
282
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92509, CA
78,166
Population
20,929
Households
3.7
Avg Household Size
34
Median Age
14%
College-Educated
72%
High-School Grad
30.7 sq mi
ZIP Area
2,546
Density / Sq Mi
$95,218
Median Household Income
$40,015
Median Earnings
$1,698
Median Rent
$501,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- SecurCare Self Storage — 8464 Mission Blvd, Riverside, CA 92509
Frequently Asked Questions
What type of property is this?
Warehouse - Two free standing warehouse buildings with an on-site office building and partial paved yard.
Where is this warehouse located?
The property is located at 8551-8559 Mission Blvd Riverside, CA.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: Two free standing buildings totaling 10,460 SF; 8,960 SF commercial/warehouse space; 1,500 SF office building with three offices and two bathrooms
