Industrial Cannabis Manufacturing
For Sale
$8,400,000
9486 Holly Road, Adelanto, CA 92301
48,410 SF campus on 4.66 acres with dock-high and ground-level loading, upgraded office, production space, and heavy HVAC.
Property Size48,410 SF
Lot Size4.66 Acres
Price / SF$173.52
Days on Market121
Property Features for 9486 Holly Road
General Information
Standard status
Active
Size
48,410 SF
Total Parking Spaces
137
Lot size
4.66 Acres
Property subtype
Commercial/Industrial
Zoning
MI
Warehouse & Industrial
Clear Height
24 ft
Heavy Power
Yes
Sprinkler System
Yes
Additional Details
Fenced Yard
Yes
Building Details
Year Built
1997
Year Renovated
2022
Construction
steel frame
Listing Agency:
Coldwell Banker Commercial Rea
(760) 684-8000
Listed By:
Steven Thompson · License #01963261
(760) 684-8065
Source:
Exitrealty
Added: May 8
Changed: Sep 2
Last Checked: Sep 4 at 1:32PM
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 Coldwell Banker Commercial Rea
Investment Insights
Based on property information with market context.
9486 Holly Road is a fully improved industrial facility on 4.66 acres in the City of Adelanto. The property includes five buildings, anchored by a fully renovated 35,900 SF main building and a 12,510 SF trimming building. The buildings provide upgraded office and production areas, dock-high and ground-level loading, and robust utility infrastructure, including heavy HVAC and refrigeration systems.
Operational capacity includes 800 amps of 3-phase power, with approved capacity for up to 4,000 amps. The facility is sprinklered and includes full site grading with a city-compliant stormwater retention system, plus concrete paving. It also offers fully fenced, secure access with interior and loading-dock functionality.
As configured, the layout supports manufacturing and processing use, with main building ceiling heights of 20–24 feet and trimming building ceiling height of 21 feet. The site includes 137 parking spaces, and the facility was built in 1979 and fully renovated in 2022.
Operational capacity includes 800 amps of 3-phase power, with approved capacity for up to 4,000 amps. The facility is sprinklered and includes full site grading with a city-compliant stormwater retention system, plus concrete paving. It also offers fully fenced, secure access with interior and loading-dock functionality.
As configured, the layout supports manufacturing and processing use, with main building ceiling heights of 20–24 feet and trimming building ceiling height of 21 feet. The site includes 137 parking spaces, and the facility was built in 1979 and fully renovated in 2022.
Key Highlights
- 48,410 SF industrial facility on 4.66 acres in Adelanto, CA (City of Adelanto).
- Five buildings including a fully renovated 35,900 SF main building and a 12,510 SF trimming building (renovated in 2022).
- Loading includes dock‑high and ground‑level doors for flexible industrial access and operations.
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
$397,535
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
4.73%
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%
$7,950,700
$8.0M
Cap Rate 7%
$5,679,071
$5.7M
Cap Rate 9%
$4,417,056
$4.4M
Market Conditions
NOI Build-Up for 48,410 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
$604.2K $12.48/SF
− Vacancy
−$36.2K −$0.75/SF
EGI
$567.9K $11.73/SF
− OpEx
−$170.4K −$3.52/SF
NOI
$397.5K $8.21/SF
Area
San Bernardino County, CA
Vacancy
6.00%
Lease Rate
$12.48 /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%
$7,950,700
Cap Rate 7%
$5,679,071
Cap Rate 9%
$4,417,056
Alternative Uses
Best Use
Industrial
$5.68M
$4.97M – $6.63M
NOI $397,535 @ 7.0% cap · market cap 4.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$10.21M
$8.93M – $11.91M
NOI $714,796 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
Yes
Heavy power
Yes
Sprinkler system
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 92301, CA
38,912
Population
10,069
Households
3.9
Avg Household Size
29
Median Age
8%
College-Educated
73%
High-School Grad
224.8 sq mi
ZIP Area
173
Density / Sq Mi
$68,205
Median Household Income
$35,172
Median Earnings
$1,385
Median Rent
$316,300
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?
Manufacturing property - 48,410 SF campus on 4.66 acres with dock-high and ground-level loading, upgraded office, production space, and heavy HVAC.
Where is this manufacturing property located?
The property is located at 9486 Holly Road Adelanto, CA.
What is the asking price?
The asking price for this property is $8,400,000.
What are key features of this property?
This property features: 48,410 SF industrial facility on 4.66 acres in Adelanto, CA (City of Adelanto).; Five buildings including a fully renovated 35,900 SF main building and a 12,510 SF trimming building (renovated in 2022).; Loading includes dock‑high and ground‑level doors for flexible industrial access and operations.
