Guide explains how licensed brokers value warehouse, distribution, and manufacturing buildings in one of the largest industrial markets in the U.S.; platform connects owners with a network of specialized commercial real estate and business brokers
-- BrokerOpinionOfValue.com, a national commercial real estate resource that connects property owners with licensed brokers for broker opinions of value, has published a guide for owners of industrial property in California’s Inland Empire. The guide, What Is My Inland Empire Industrial Building Worth?, explains how warehouse, distribution, flex, and manufacturing buildings across San Bernardino and Riverside counties are valued and when a broker opinion of value is an appropriate alternative to a certified appraisal.
A broker opinion of value (BOV) is a written estimate of a commercial property’s current market value prepared by a licensed commercial real estate broker using comparable sales and current market data. According to the guide, most BOVs for Inland Empire industrial property are completed within two to three business days. Portfolios of industrial buildings take longer depending on the complexity of the properties.
Real Estate Veteran Edward Winslow of BrokerOpinionOfValue.com has developed a vast network of specialized commercial real estate and business brokers and investors covering NNN, office, retail, medical, and development properties in addition to industrial.
Inland Empire Submarkets
The guide notes that the Inland Empire contains more than 660 million square feet of industrial inventory, and that submarket location and building specification can produce very different valuations for buildings of similar size. The region’s industrial base divides into three submarkets:
Submarket
Core cities
Inland Empire West
Ontario, Fontana, Rancho Cucamonga, Chino
Closest to the LA / Long Beach ports
Inland Empire East
Moreno Valley, Perris, Redlands, Beaumont
Much of the region’s big-box distribution
High Desert
Victorville, Hesperia, Apple Valley
North of the Cajon Pass along I-15
According to the guide, large move-outs in buildings over 500,000 square feet have pushed vacancy higher in recent quarters, particularly in Inland Empire East, while well-located, efficient buildings with strong specifications have held value better than older or functionally obsolete product. The guide also notes that industrial outdoor storage (IOS) yards are now often underwritten separately from the building itself.
“The Inland Empire is a very large market, and it does not move as one market. A modern building in Ontario and an older big-box building in Perris can be the same size and sit in very different positions. An owner needs a value built from comparables in their own submarket and building class, and that is what our broker network is set up to provide.”
Edward Winslow, Founder, BrokerOpinionOfValue.com
What the Guide Covers
The guide identifies three inputs used to value Inland Empire industrial property: recent comparable sales, the property’s income as an investment asset, and replacement cost at current construction prices. It lists the property-specific factors brokers weigh, including clear height, loading door count and type, power capacity, submarket, proximity to the 60, 10, 15, and 215 freeway corridors and the ports, lease status and tenant credit, Class A versus older commodity space, and IOS-capable yard space.
According to the guide, Inland Empire industrial owners most commonly request a BOV when:
- Preparing to sell and setting a realistic pricing range before listing
- Handling estate planning or probate that requires documented market value
- Resolving a partnership dispute or buyout
- Supporting a refinance discussion with a lender
- Evaluating a property tax appeal in San Bernardino County or Riverside County
- Considering a sale-leaseback or a 1031 exchange
- Deciding whether to sell now or hold while recently delivered supply is absorbed
The guide also includes a side-by-side comparison of a BOV and a certified appraisal, noting that a USPAP-compliant appraisal is required when a lender, the IRS, or a court calls for one.
Why Current Value Matters
Small changes in capitalization rate produce large changes in value. BrokerOpinionOfValue.com illustrates the point with a building producing $500,000 in net operating income: at a 5% cap rate it is worth approximately $10 million; at a 6% cap rate, approximately $8.3 million — a difference of roughly $1.7 million. The guide notes that a broker with active Inland Empire deal flow applies the submarket comp set and cap rate for the specific building type rather than a market-wide average.
About the company: BrokerOpinionOfValue.com is a national commercial real estate educational resource and broker directory that connects property owners, attorneys, CPAs, executors, and fiduciaries with licensed brokers for broker opinions of value. Its network includes specialized commercial real estate and business brokers in industrial, NNN, office, retail, medical, and development properties. It was founded by Edward Winslow, who has approximately 30 years of commercial real estate experience, beginning at CBRE and later as the first broker at Massey Knakal Realty Services, where he became the firm’s top producer.
Contact Info:
Name: Edward Winslow
Email: Send Email
Organization: Broker Opinion of Value
Address: !35 West 36th Street NY NY 10018
Website: https://brokeropinionofvalue.com/
Release ID: 89207428
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