Industrial Flex with
For Sale
Contact for pricing
9157 Harness St, Spring Valley, CA 91977
Industrial flex property with office, warehouse, and an outdoor yard on 0.57 acres.
Property Size12,061 SF
Lot Size0.57 Acres
Price / SF$228.01
Days on Market179
Property Features for 9157 Harness St
General Information
Standard status
Active
Size
12,061 SF
Lot size
0.57 Acres
Property subtype
Industrial
Zoning
M54
Listing Agency:
Matthews
Listed By:
Ben Turner · License #CA
Source:
Crexi
Added: Mar 10
Changed: Aug 14
Last Checked: Aug 14 at 7:41AM
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 Matthews
Investment Insights
Based on property information with market context.
Spring Valley Industrial is an industrial flex property featuring office and warehouse space alongside an outdoor yard. The offering includes 12,061 SF of total building area on 0.57 acres, providing both enclosed workspace and access to an outdoor operations area.
The property is located at 9157 Harness St in Spring Valley, California, and is presented for sale.
This configuration supports combined office and warehouse needs with an attached yard area for flexible day-to-day use.
The property is located at 9157 Harness St in Spring Valley, California, and is presented for sale.
This configuration supports combined office and warehouse needs with an attached yard area for flexible day-to-day use.
Key Highlights
- Spring Valley Industrial: ±12,061 SF office, warehouse, and yard on 0.57 acres
- Industrial flex layout with office space plus warehouse space
- Includes an outdoor yard as part of the industrial property
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
$248,608
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
9.04%
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%
$4,972,160
$5.0M
Cap Rate 7%
$3,551,543
$3.6M
Cap Rate 9%
$2,762,311
$2.8M
Market Conditions
NOI Build-Up for 12,061 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
$445.8K $36.96/SF
− Vacancy
−$63.3K −$5.25/SF
EGI
$382.5K $31.71/SF
− OpEx
−$133.9K −$11.10/SF
NOI
$248.6K $20.61/SF
Area
San Diego County, CA
Vacancy
14.20%
Lease Rate
$36.96 /SF/Yr
Expense Ratio
35.00%
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%
$4,972,160
Cap Rate 7%
$3,551,543
Cap Rate 9%
$2,762,311
Alternative Uses
Best Use
Flex RnD
$3.55M
$3.11M – $4.14M
NOI $248,608 @ 7.0% cap · market cap 9.04%
Second Best
Warehouse
$2.39M
$2.09M – $2.79M
NOI $167,556 @ 7.0% cap · market cap 6.09%
Theoretical Best
Office A
$5.53M
$4.84M – $6.45M
NOI $386,817 @ 7.0% cap · market cap 14.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
439
Businesses Nearby
Under-served
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial flex property with office, warehouse, and an outdoor yard on 0.57 acres.
Where is this flex space located?
The property is located at 9157 Harness St Spring Valley, CA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Spring Valley Industrial: ±12,061 SF office, warehouse, and yard on 0.57 acres; Industrial flex layout with office space plus warehouse space; Includes an outdoor yard as part of the industrial property
