Fenced Manufacturing
For Sale
$1,500,000
Pending
9152 Olive Dr, Spring Valley, CA 91977
Two separate structures support distinct rental arrangements, parking, office space, and flexible commercial or residential use.
Property Size2,562 SF
Lot Size0.41 Acres
Days on Market124
Property Features for 9152 Olive Dr
General Information
Standard status
Pending
Size
2,562 SF
Lot size
0.41 Acres
Property subtype
Industrial
Zoning
M
Additional Details
Fenced Yard
Yes
Amenities
professional 4-car garage setup
three offices
one bath
full kitchen
detached 2-bedroom/1-bath house
1-car attached garage
Building Details
Building Size
2,562 SF
Year Built
1953
Buildings
2
Units
2
Tenancy
Multi
Listing Agency:
(760) 268-0888
Listed By:
Carin Molin
(760) 268-0888
Source:
Elliman
Added: Apr 29
Changed: Aug 30
Last Checked: Aug 30 at 2:41PM
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 Carin Molin
Investment Insights
Based on property information with market context.
This M-zoned manufacturing property at 9152 Olive Dr comprises 17,886 sq. ft. (.41 acre) of flat, fully fenced land with two separately secured structures. The first building measures an estimated 1,764 sq. ft. and includes a four-car garage layout, three offices, one bathroom, and parking or yard capacity for approximately 30 vehicles. The second structure is an estimated 798 sq. ft. detached two-bedroom, one-bath house with a full kitchen, attached one-car garage, and room for approximately 10 additional vehicles.
Both buildings are currently rented separately. The structures date to 1953 and are described as older but usable, with no known roof issues following recent heavy storms. The property is in Spring Valley’s Olive Drive industrial area, near other industrial operators, and is shown by appointment only.
Both buildings are currently rented separately. The structures date to 1953 and are described as older but usable, with no known roof issues following recent heavy storms. The property is in Spring Valley’s Olive Drive industrial area, near other industrial operators, and is shown by appointment only.
Key Highlights
- 17,886 sq. ft. (.41 acre) of completely fenced, flat land
- Two separately fenced buildings, each currently individually rented
- Building 1: Est. 1,764 sq. ft. with 3 offices, 1 bath, 4‑car garage setup, and parking for approx. 30 vehicles
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
$55,330
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
3.69%
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%
$1,106,600
$1.1M
Cap Rate 7%
$790,429
$790.4K
Cap Rate 9%
$614,778
$614.8K
Market Conditions
NOI Build-Up for 2,562 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
$103.3K $40.32/SF
− Vacancy
−$14.8K −$5.77/SF
EGI
$88.5K $34.55/SF
− OpEx
−$33.2K −$12.96/SF
NOI
$55.3K $21.60/SF
Area
San Diego County, CA
Vacancy
14.30%
Lease Rate
$40.32 /SF/Yr
Expense Ratio
37.50%
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%
$1,106,600
Cap Rate 7%
$790,429
Cap Rate 9%
$614,778
Alternative Uses
Best Use
Mixed Use
$790.4K
$691.6K – $922.2K
NOI $55,330 @ 7.0% cap · market cap 3.69%
Second Best
Industrial
$418.7K
$366.4K – $488.5K
NOI $29,311 @ 7.0% cap · market cap 1.95%
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,168 @ 7.0% cap · market cap 5.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
530
Businesses Nearby
Explore this area
Business Placement
Demographics for 91977, CA
60,795
Population
20,026
Households
3
Avg Household Size
36
Median Age
26%
College-Educated
88%
High-School Grad
9.9 sq mi
ZIP Area
6,141
Density / Sq Mi
$92,407
Median Household Income
$46,706
Median Earnings
$1,897
Median Rent
$623,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Two separate structures support distinct rental arrangements, parking, office space, and flexible commercial or residential use.
Where is this manufacturing property located?
The property is located at 9152 Olive Dr Spring Valley, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: 17,886 sq. ft. (.41 acre) of completely fenced, flat land; Two separately fenced buildings, each currently individually rented; Building 1: Est. 1,764 sq. ft. with 3 offices, 1 bath, 4‑car garage setup, and parking for approx. 30 vehicles
