Single-Family Home with LCM1 1/2-B1
For Sale
$349,000
42735 E 2nd Street, Lancaster, CA 93535
Commercial Sale, Lancaster, CA
Property Size1,100 SF
Lot Size0.50 Acres
Price / SF$317.27
Days on Market60
Property Features for 42735 E 2nd Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Lcm11/2-B1
Fencing
Chain Link
Directions
Avenue L to 3rd St East, to Ave L4 to 2nd St E
Subdivision
04 - Lanc Div to 90th E
Standard status
Active
APN
3126-029-03a
Size
1,100 SF
Lot size
0.50 Acres
Utilities
Utilities
Natural Gas Available
Cooling system
Evaporative Cooling
Building Details
Year built
1953
Floors in Building
1
Building materials
Stucco, Wood Siding, Shingle Siding
Listing Agency:
Realty Executives Platinum · Realty Executives International
(661) 272-2727
Listed By:
Donna Oehler · License #01316711
(661) 618-9444
Added: Jul 20
Changed: Aug 21
Last Checked: Sep 17 at 1:06AM
MLS# 26005610
Copyright © 2026 Greater Antelope Valley Association of Realtors. 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.
Located at 42735 E 2nd Street in Lancaster, this 3-bedroom, 1-bath single-family home sits on a 0.5-acre lot. The home is offered “as-is” and described as comfortable, with a note that it may benefit from some TLC.
This property is zoned LCM11/2-B1. The listing highlights the value of the zoning and advises buyers to verify all permitted uses, zoning and development potential, and any ADU or other future improvement possibilities with the appropriate agency.
This property is zoned LCM11/2-B1. The listing highlights the value of the zoning and advises buyers to verify all permitted uses, zoning and development potential, and any ADU or other future improvement possibilities with the appropriate agency.
Key Highlights
- 1953‑built 3‑bedroom, 1‑bath home with stucco, wood siding, and shingle siding
- Evaporative cooling provides home cooling
- Chain link fencing on the property
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
$16,466
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
4.72%
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%
$329,320
$329.3K
Cap Rate 7%
$235,229
$235.2K
Cap Rate 9%
$182,956
$183.0K
Market Conditions
NOI Build-Up for 1,100 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
$31.7K $28.80/SF
− Vacancy
−$1.7K −$1.58/SF
EGI
$29.9K $27.22/SF
− OpEx
−$13.5K −$12.25/SF
NOI
$16.5K $14.97/SF
Area
Lancaster, CA
Vacancy
5.50%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
45.00%
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%
$329,320
Cap Rate 7%
$235,229
Cap Rate 9%
$182,956
Alternative Uses
Best Use
Apartment 5plus
$235.2K
$205.8K – $274.4K
NOI $16,466 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$345.5K
$302.3K – $403.1K
NOI $24,187 @ 7.0% cap · market cap 6.93%
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
293
Businesses Nearby
Explore this area
Business Placement
Demographics for 93535, CA
82,149
Population
23,917
Households
3.4
Avg Household Size
31
Median Age
14%
College-Educated
78%
High-School Grad
239.0 sq mi
ZIP Area
344
Density / Sq Mi
$65,989
Median Household Income
$41,834
Median Earnings
$1,650
Median Rent
$336,200
Median Home Value
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Frequently Asked Questions
What type of property is this?
Single family property - 3-bedroom, 1-bath home on a 0.5-acre lot; zoned LCM11/2-B1 and offered for sale.
Where is this single family property located?
The property is located at 42735 E 2nd Street Lancaster, CA.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: 1953‑built 3‑bedroom, 1‑bath home with stucco, wood siding, and shingle siding; Evaporative cooling provides home cooling; Chain link fencing on the property
