INDUSTRIAL FLEX IN PERRIS AND MORENO VALLEY – A BUY NOW OPPORTUNITY
From: Marie Cappello, Broker, Argossy International.
Moreno Valley & Perris: The Epicenter of Opportunity by Marie Cappello, Broker Argossy International
As an industrial-focused broker, I’ve seen a lot of markets, but few are as dynamic and compelling as the Inland Empire’s Moreno Valley and Perris. This isn’t just a location; it’s a strategic powerhouse. Here, relatively affordable land, robust infrastructure, and a massive labor pool converge to create an industrial haven. For investors seeking a high-growth, high-yield opportunity in a market that’s still got room to run, this is it.
The Industrial Flex Pulse: A Market in Recalibration
The industrial flex market in the Inland Empire is a testament to the region’s strength. While the broader market is undergoing a “recalibration,” Moreno Valley and Perris continue to defy the trend in many ways. Yes, new construction has brought the overall Inland Empire vacancy rate up to 7.9% in Q2 2025, a natural correction after a period of intense building. However, this is a sign of a maturing market, not a failing one.
- Big Box Dominance: This area is a kingmaker for big-box distribution. Titans like Amazon, Lowe’s, and UPS have staked their claims here, with multiple facilities ranging from 750,000 to 1.25 million square feet. This is where the supply chain for Southern California and beyond comes to life.
- Rent Growth & Value: Despite recent adjustments, this area has been a national leader in rent growth over the past five years. Rents are still about 40% lower than in Los Angeles or Orange County, offering a significant value proposition for tenants. This price differential, combined with the strategic location, ensures continued demand.
- Flex Market: While large industrial spaces have seen a surge in supply, the “flex” market—smaller, more versatile spaces—remains a solid bet. This is where the smaller e-commerce and logistics companies find their home, and that demand is a consistent source of stability.
Beyond the Box: Why People Want to Live Here
Investing in a market is about more than just the numbers; it’s about the community. Moreno Valley and Perris offer an incredible quality of life that supports the labor pool for these massive industrial hubs.
- Affordable Living: Compared to the sky-high prices in coastal California, Riverside County offers a breath of fresh air. It’s where the abundant labor force finds affordable housing, a critical factor for business retention and growth.
- Trifles & Charm: Beyond the warehouses, this region has its own unique character. Moreno Valley is home to Lake Perris State Recreation Area, offering a massive playground for boating, fishing, and hiking. The area is a nexus of outdoor recreation, from the nearby Box Springs Mountain Reserve to the scenic drives along the Inland Empire. It’s a place where you can work with giants and still find tranquility in your free time.
From a broker’s perspective, Moreno Valley and Perris are a powerful blend of industrial strength and community appeal. The numbers show a healthy, dynamic market, and the lifestyle confirms it’s a place where businesses and people can truly thrive.
Want to know more about the companies driving this economic engine? Here are a couple of resources to check out:
- Major Employers in Riverside County: Riverside County’s official list of top employers is a great way to see the sheer scale of the businesses operating in the area.
- The Business of Moreno Valley: For a detailed look at the companies and economic data for Moreno Valley, the city’s Economic Development page is an excellent resource.
