Downtown Storefront
For Sale
$450,000
13 Big Blue Road, Kernville, CA 93238
Commercial Building, Kernville, CA
Property Size3,000 SF
Lot Size0.13 Acres
Price / SF$150
Days on Market315
Property Features for 13 Big Blue Road
General Information
Property type
Residential
Property subtype
Retail
Zoning
C-1
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Interior features
Flooring- Wood, Flooring- Carpet
Subdivision
Kernville Town
Lot features
Sidewalks, View of City, Fenced- Partial, Storage Shed, View of Mountains
Directions
Kernville Road to Big Blue Road. The subject property is on the left.
Standard status
Active
APN
082-191-17
Size
3,000 SF
Lot size
0.13 Acres
Utilities
Utilities
Propane
Heating system
Propane (Heating)
Cooling system
Evaporative Cooling
Building Details
Year built
1953
Floors in Building
1
Roof type
Composition, Metal
Listing Agency:
Click Realty
(760) 376-2289
Listed By:
Tony Click · License #00824116
(760) 417-2718
Added: Oct 31, 2025
Changed: Sep 6
Last Checked: Sep 10 at 10:06AM
MLS# 2607731
Copyright © 2026 Southern Sierra MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This storefront property at 13 Big Blue Road in Kernville provides 3,000 square feet of commercial space on a 0.13-acre parcel. The building dates to 1953 and includes an open floor plan, a bathroom, wood and carpet flooring, evaporative cooling, propane heating, and a composition and metal roof. C-1 zoning supports its commercial setting within Kernville’s downtown district.
The property is situated on Circle Park, which is described as a local activity center with old-growth trees, eateries, shops, a museum, and guest parking. Kernville is located in a mountain setting along the Kern River, known for white-water activities, fishing, and recreation. The combination of an established storefront format, commercial zoning, and a downtown park setting defines the property’s physical and surrounding context.
The property is situated on Circle Park, which is described as a local activity center with old-growth trees, eateries, shops, a museum, and guest parking. Kernville is located in a mountain setting along the Kern River, known for white-water activities, fishing, and recreation. The combination of an established storefront format, commercial zoning, and a downtown park setting defines the property’s physical and surrounding context.
Key Highlights
- 3,000 square feet of storefront commercial space
- 0.13‑acre parcel in Kernville’s downtown commercial district
- C‑1 zoning
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
$29,641
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
6.59%
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%
$592,820
$592.8K
Cap Rate 7%
$423,443
$423.4K
Cap Rate 9%
$329,344
$329.3K
Market Conditions
NOI Build-Up for 3,000 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
$45.0K $15.00/SF
− Vacancy
−$2.7K −$0.89/SF
EGI
$42.3K $14.11/SF
− OpEx
−$12.7K −$4.23/SF
NOI
$29.6K $9.88/SF
Area
Kern County, CA
Vacancy
5.90%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$592,820
Cap Rate 7%
$423,443
Cap Rate 9%
$329,344
Alternative Uses
Best Use
Retail
$423.4K
$370.5K – $494.0K
NOI $29,641 @ 7.0% cap · market cap 6.59%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$640.9K
$560.8K – $747.7K
NOI $44,862 @ 7.0% cap · market cap 9.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
204
Businesses Nearby
4k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 75%
Home Improvements & Furnishings 25%
Exxon
Shops & Services
2,917 visits/mo
0.5 miles
Archie's Hardware
Home Improvements & Furnishings
958 visits/mo
0.4 miles
Demographics for 93238, CA
1,603
Population
865
Households
1.9
Avg Household Size
57
Median Age
54%
College-Educated
99%
High-School Grad
109.6 sq mi
ZIP Area
15
Density / Sq Mi
$49,665
Median Household Income
$52,943
Median Earnings
$365,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Similar Off Market Nearby
- Designs by Erin — 11006 Kernville Rd #2, Kernville, CA 93238
Frequently Asked Questions
What type of property is this?
Storefront property - Open-plan commercial space with C-1 zoning, wood and carpet flooring, and evaporative cooling.
Where is this storefront property located?
The property is located at 13 Big Blue Road Kernville, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 3,000 square feet of storefront commercial space; 0.13‑acre parcel in Kernville’s downtown commercial district; C‑1 zoning
