4.54-acre (197,762 SF) industrial development site prominently located at the intersection of Tobacco Road and Water Avenue in Perris, CA 92570 (APN 317-270-002). This level rectangular parcel spans approximately 629 feet by 315 feet and is situated in unincorporated Riverside County. It is zoned I-P (Industrial Park) under County Zoning Code CZ 7830, offering developers and owner-users maximum flexibility in one of Southern California's premier logistics submarkets.
The I-P zoning permits a wide range of light industrial and business park uses by-right, subject only to standard Industrial Park Plot Plan approval per Ordinance No. 348, Section 18.30. Permitted uses include warehousing and distribution, food/textile/chemical/metal manufacturing, furniture and cabinet manufacturing, electrical components and devices, data processing equipment, cold storage facilities, pharmaceutical research and manufacturing, printing/publishing/binding, communication/navigation systems, and public utility substations. Additional conditional uses, such as solar power plants on qualifying lot sizes and recycling processing/collection facilities, may be pursued subject to Conditional Use Permit (CUP) approval by Riverside County. This broad use profile makes the site ideal for a variety of industrial, manufacturing, and business park developments.
The property is fully improved and ready for immediate development or operational use. It features comprehensive asphalt paving across the entire parcel, along with perimeter fencing and gated access for security and controlled entry. The rectangular configuration provides excellent buildable area with level topography that is fully usable, minimizing grading and site preparation costs. The site also benefits from strong visibility and frontage along both Tobacco Road and Water Avenue.
Utility infrastructure is exceptionally well-positioned to support rapid project delivery. Water and sewer mains are readily available directly along the Tobacco Road and Water Avenue frontages, providing immediate connection points. Electrical, gas, and telecommunications services are located at or near the property boundaries, ensuring all necessary utilities for industrial operations are accessible with minimal extension costs. This existing infrastructure significantly reduces development timelines and capital expenditures.
A critical advantage of this site is its location in unincorporated Riverside County. While the City of Perris has implemented a moratorium on new warehouse development within city limits, this property falls under Riverside County jurisdiction and is therefore not subject to the City moratorium. Warehouse and distribution uses, along with other permitted I-P industrial activities, can proceed efficiently under County review and approval processes.
Strategically positioned in the heart of the rapidly expanding Inland Empire East logistics corridor, the property offers immediate access to Interstate 215 and superior connectivity to SR-60, I-10, and I-15. This prime location facilitates rapid regional distribution, last-mile delivery, and efficient access to the Ports of Los Angeles and Long Beach, with excellent freeway adjacency and high visibility.
The surrounding area is experiencing accelerated industrial growth and transformation. Recent data highlights over 162 acres of industrial conversions along the I-215 corridor, numerous planned industrial projects with PPT and GPA entitlements in the immediate vicinity, and ongoing speculative industrial building development. The I-215 corridor has undergone significant change since 2016, with substantial new construction and industrial buildout that continue to strengthen the submarket.
Perris stands out as one of the fastest-growing communities in Riverside County. The city's population has increased to an estimated 83,032 as of July 2024, up from 78,703 in 2020. Perris supports approximately 19,447 households with an average household size of 4.13 persons and a younger workforce profile, with 28.5% of residents under age 18. The local labor force is particularly well-suited for industrial, manufacturing, warehousing, and distribution activities, with approximately 36,878 residents age 16 and older in the labor force, a strong 93.6% employment rate, and a reliable talent pool for shift-based industrial jobs.
This combination of favorable demographics, strong workforce alignment, explosive industrial growth, comprehensive site improvements, and strategic I-215 corridor location creates an ideal environment for successful project delivery and long-term occupancy. The Tobacco Road site benefits from proximity to major employers, logistics operators, retailers, and industrial users within a short radius.
In summary, this well-positioned, infrastructure-ready industrial land at Tobacco Road and Water Avenue represents an outstanding opportunity for developers, owner-users, and investors seeking high-quality industrial real estate in one of Southern California’s most dynamic and fastest-growing submarkets. The site's flexible I-P zoning, exemption from the City of Perris warehouse moratorium, and prime location position it for immediate value creation and future appreciation in the Inland Empire East industrial market.
Price upon request. Serious inquiries only. Buyer is strongly encouraged to conduct independent due diligence and verify all information, including zoning, utilities, entitlements, and development requirements, directly with Riverside County Planning and Building Departments.
Chad Nasir
eXp Commercial
