French Valley Commons - 4 unit - Under-market rent
Retail | 5.00% CAP | 5,800 SqFt
Marketing description
Touchstone Commercial Partners is pleased to present an exceptional acquisition opportunity at 30920 Benton Road in Winchester, California — a brand-new, 2023-constructed four-unit NNN retail strip center situated at the intersection of one of the Inland Empire’s fastest-growing submarkets. Comprising 5,800 square feet on 1.33 acres, the property is fully occupied by four tenants and generates $220,200 in annual base rent. With a 5.0% cap rate and zero landlord expenses under a triple-net structure, this asset offers investors immediate, passive cash flow with significant embedded upside.
Two of the four tenants — French Valley Wine & Spirits and Marco’s Pizza — are locked into leases at rents that are well below current market rates, creating a value-add component for the investor.
French Valley/Winchester submarket is one of the most dynamic growth corridors in the entire state of California. The area has experienced population growth exceeding 200% over the last 20 years, and that trajectory shows no sign of slowing.
Investment highlights
• Brand-new 2023 construction — minimal deferred maintenance for years to come
• 100% occupied with four in-place NNN leases generating $220,200 in annual NOI
• French Valley Wine & Spirits and Marco’s Pizza leases well below market — significant mark-to-market upside at lease rollover
• Long lease terms provide income stability during the hold period. Marco's and FV Wine both have 10% rental increases in less than 2 years.
• One of California’s fastest-growing markets with 200%+ population growth in 20 years
• Average household income exceeding $158,000 within 1 mile
• 45,000 VPD on Highway 79 and 32,300 VPD on Benton Road
• Listed at $4,404,000 — a compelling entry price in an appreciating, supply-constrained corridor
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