Industrial Flex Space with
For Sale
$11,500,000
860-900 Riverside Ave, Roseville, CA 95678
Three-building commercial property with automotive-permitted GC zoning, secured yard, shop improvements, and flexible occupancy options.
Property Size97,500 SF
Price / SF$159.72
Days on Market10
Property Features for 860-900 Riverside Ave
General Information
Standard status
Active
Size
97,500 SF
Property subtype
Mixed-Use
Zoning
General Commercial (GC)
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Asking Price
$11,500,000
Amenities
executive office suite
conference room
private offices
hydraulic lifts
purpose-built compressed air system
oversized roll-up doors
skylights
drive-around access
gated and secured yard
permitted wash rack
extended overhang providing covered outdoor storage and shade
Iconic Roseville Location Near Signalized Intersection of Cirby Way and Riverside Avenue with Direct Access to Interstate 80
Over 86,000-Square Feet of Building/Covered Storage Space on 5.3-Acres with Cell Tower
Favorable GC (City of Roseville) Zoning - Automotive Permitted Use
Multiple Buildings Allow for Owner-User to Occupy All or Part of Property
Partially Leased to Multiple Tenants on Short-Term Leases
Pride of Ownership Asset with High Quality Improvements - Custom Built Compressed Air, Epoxy Showroom, etc.
Building Details
Building Size
97,500 SF
Year Built
1979
Buildings
3
Tenancy
Multi
Listing Agency:
Marcus & Millichap | Oakland
(916) 724-1310
Listed By:
Russ Moroz · License #License(s): CA: 01807787
(916) 724-1310
Source:
Marcusmillichap
Added: Aug 22
Changed: Aug 30
Last Checked: Aug 30 at 2:23PM
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 | Oakland
Investment Insights
Based on property information with market context.
This 1979 flex property comprises three buildings configured for industrial, showroom, office, warehouse, and shop functions. The improvements include a showroom with executive office space, conference room, and private offices, along with hydraulic lifts, a compressed-air system, oversized roll-up doors, and skylights. A gated yard, drive-around circulation, permitted wash rack, extended overhang, and covered outdoor storage support a range of operational requirements.
Most of the project is vacant, while Berco Redwood occupies a separate 12,983-square-foot building under a lease scheduled to expire in 2027. Additional occupancy includes month-to-month tenants and a cell tower lease. The property is positioned near Cirby Way and Riverside Ave, with access to Interstate 80 and West Roseville via Cirby Way. City of Roseville General Commercial zoning permits automotive use, and the three-building layout supports separate occupancy, owner use, or multi-tenant leasing.
Most of the project is vacant, while Berco Redwood occupies a separate 12,983-square-foot building under a lease scheduled to expire in 2027. Additional occupancy includes month-to-month tenants and a cell tower lease. The property is positioned near Cirby Way and Riverside Ave, with access to Interstate 80 and West Roseville via Cirby Way. City of Roseville General Commercial zoning permits automotive use, and the three-building layout supports separate occupancy, owner use, or multi-tenant leasing.
Key Highlights
- Three‑building flex property with showroom, offices, warehouse, and shop areas
- 12,983‑square‑foot building leased to Berco Redwood through 2027
- General Commercial (GC) zoning permits automotive use
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
$970,445
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
8.44%
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%
$19,408,900
$19.4M
Cap Rate 7%
$13,863,500
$13.9M
Cap Rate 9%
$10,782,722
$10.8M
Market Conditions
NOI Build-Up for 72,000 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
$1.56M $21.60/SF
− Vacancy
−$261.3K −$3.63/SF
EGI
$1.29M $17.97/SF
− OpEx
−$323.5K −$4.49/SF
NOI
$970.4K $13.48/SF
Area
Roseville, CA
Vacancy
16.80%
Lease Rate
$21.60 /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%
$19,408,900
Cap Rate 7%
$13,863,500
Cap Rate 9%
$10,782,722
Alternative Uses
Best Use
Retail
$15.95M
$13.96M – $18.61M
NOI $1,116,654 @ 7.0% cap · market cap 9.71%
Second Best
Office B
$13.86M
$12.13M – $16.17M
NOI $970,445 @ 7.0% cap · market cap 8.44%
Theoretical Best
Office A
$19.82M
$17.34M – $23.12M
NOI $1,387,155 @ 7.0% cap · market cap 12.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,058
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95678, CA
45,136
Population
18,594
Households
2.4
Avg Household Size
37
Median Age
39%
College-Educated
93%
High-School Grad
11.4 sq mi
ZIP Area
3,959
Density / Sq Mi
$104,704
Median Household Income
$53,807
Median Earnings
$2,118
Median Rent
$534,700
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?
Flex space - Three-building commercial property with automotive-permitted GC zoning, secured yard, shop improvements, and flexible occupancy options.
Where is this flex space located?
The property is located at 860-900 Riverside Ave Roseville, CA.
What is the asking price?
The asking price for this property is $11,500,000.
What are key features of this property?
This property features: Three‑building flex property with showroom, offices, warehouse, and shop areas; 12,983‑square‑foot building leased to Berco Redwood through 2027; General Commercial (GC) zoning permits automotive use
