Flex Industrial Condo with
For Sale
$890,000
B20-1773 W San Bernardino Rd, West Covina, CA 91790
Warehouse and office components provide a flexible commercial configuration within a West Covina business park.
Property Size2,082 SF
Price / SF$427.47
Days on Market55
Property Features for B20-1773 W San Bernardino Rd
General Information
Standard status
Active
Size
2,082 SF
Additional Details
Highway Access
Yes
Drive-In Doors
1
Listing Agency:
RE/MAX Galaxy
(626) 312-9999
Listed By:
Chuqi Liu · License #DRE #02074354
(626) 312-9999
Source:
Exprealty
Added: Jul 7
Changed: Aug 30
Last Checked: Aug 30 at 7:59AM
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 RE/MAX Galaxy
Investment Insights
Based on property information with market context.
Unit B20 is a 2,082 SF industrial and office condominium in a West Covina business park. The interior combines a high-clearance warehouse area with a ground-level roll-up door and office space that can accommodate different operational needs.
The property offers access to I-10, I-605, and CA-210, supporting travel throughout Southern California. Baldwin Park Metrolink Station is just over a mile away, while Ontario International Airport is approximately 30 minutes from the unit. The configuration is suited to users seeking a combination of workspace, storage, and direct loading access.
The property offers access to I-10, I-605, and CA-210, supporting travel throughout Southern California. Baldwin Park Metrolink Station is just over a mile away, while Ontario International Airport is approximately 30 minutes from the unit. The configuration is suited to users seeking a combination of workspace, storage, and direct loading access.
Key Highlights
- 2,082 SF industrial and office condominium in Unit B20
- High‑clearance warehouse with ground‑level roll‑up door
- Adaptable office area integrated with the warehouse space
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
$44,596
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
5.01%
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%
$891,920
$891.9K
Cap Rate 7%
$637,086
$637.1K
Cap Rate 9%
$495,511
$495.5K
Market Conditions
NOI Build-Up for 2,082 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
$70.0K $33.60/SF
− Vacancy
−$10.5K −$5.04/SF
EGI
$59.5K $28.56/SF
− OpEx
−$14.9K −$7.14/SF
NOI
$44.6K $21.42/SF
Area
West Covina, CA
Vacancy
15.00%
Lease Rate
$33.60 /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%
$891,920
Cap Rate 7%
$637,086
Cap Rate 9%
$495,511
Alternative Uses
Best Use
Office B
$637.1K
$557.5K – $743.3K
NOI $44,596 @ 7.0% cap · market cap 5.01%
Second Best
Warehouse
$448.7K
$392.6K – $523.4K
NOI $31,406 @ 7.0% cap · market cap 3.53%
Theoretical Best
Multifamily LT 5
$42.18M
$36.91M – $49.21M
NOI $2,952,605 @ 7.0% cap · market cap 331.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
963
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91790, CA
46,364
Population
13,318
Households
3.5
Avg Household Size
39
Median Age
23%
College-Educated
83%
High-School Grad
5.8 sq mi
ZIP Area
7,994
Density / Sq Mi
$100,142
Median Household Income
$42,958
Median Earnings
$2,253
Median Rent
$695,700
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 - Warehouse and office components provide a flexible commercial configuration within a West Covina business park.
Where is this flex space located?
The property is located at B20-1773 W San Bernardino Rd West Covina, CA.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: 2,082 SF industrial and office condominium in Unit B20; High‑clearance warehouse with ground‑level roll‑up door; Adaptable office area integrated with the warehouse space
