Mixed-Use Property with Auto
For Sale
$349,000
5209 Lake Isabella Blvd, Lake Isabella, CA 93240
SINGLE_FAMILY - Lake Isabella, CA
Property Size2,100 SF
Price / SF$166.19
Days on Market21
Property Features for 5209 Lake Isabella Blvd
General Information
Property type
Residential
Property subtype
Office
Zoning
c2
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 2
Subdivision
Lake Isabella 93240
Standard status
Active
APN
263-081-04
Size
2,100 SF
Building Details
Year built
1977
Floors in Building
2
Roof type
Metal
Listing Agency:
Real Broker
(619) 248-6434
Listed By:
Elizabeth Jimenez · License #01966834
(760) 223-1278
Added: Aug 4
Changed: Aug 7
Last Checked: Aug 24 at 5:06AM
MLS# 2608762
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 mixed-use property brings together several functional improvements under C-2 zoning. The commercial component includes a 1,200-square-foot retail space and a 720-square-foot shop equipped with an automotive lift. A separate 1,800-square-foot, two-story residence provides two bedrooms, two bathrooms, real wood floors, and wood detailing throughout. The property is designated for buildings only and supports a combination of commercial and residential improvements.
Positioned at 5209 Lake Isabella Blvd in Lake Isabella, the property fronts a main thoroughfare with visibility to passing traffic and surrounding businesses. Its configuration offers on-site retail, automotive shop space, and residential accommodations within one commercial property. The metal roof is an additional physical improvement.
Positioned at 5209 Lake Isabella Blvd in Lake Isabella, the property fronts a main thoroughfare with visibility to passing traffic and surrounding businesses. Its configuration offers on-site retail, automotive shop space, and residential accommodations within one commercial property. The metal roof is an additional physical improvement.
Key Highlights
- C‑2 zoning with buildings‑only designation
- 1,200‑square‑foot retail space
- 720‑square‑foot shop with automotive lift
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
$25,862
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
7.41%
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%
$517,240
$517.2K
Cap Rate 7%
$369,457
$369.5K
Cap Rate 9%
$287,356
$287.4K
Market Conditions
NOI Build-Up for 2,100 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
$38.8K $18.48/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$36.9K $17.59/SF
− OpEx
−$11.1K −$5.28/SF
NOI
$25.9K $12.32/SF
Area
Kern County, CA
Vacancy
4.80%
Lease Rate
$18.48 /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%
$517,240
Cap Rate 7%
$369,457
Cap Rate 9%
$287,356
Alternative Uses
Best Use
Industrial
$369.5K
$323.3K – $431.0K
NOI $25,862 @ 7.0% cap · market cap 7.41%
Second Best
Office B
$344.7K
$301.6K – $402.2K
NOI $24,130 @ 7.0% cap · market cap 6.91%
Theoretical Best
Warehouse
$448.6K
$392.5K – $523.4K
NOI $31,403 @ 7.0% cap · market cap 9.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
Explore this area
Business Placement
Demographics for 93240, CA
5,691
Population
3,319
Households
1.7
Avg Household Size
50
Median Age
10%
College-Educated
91%
High-School Grad
58.0 sq mi
ZIP Area
98
Density / Sq Mi
$28,535
Median Household Income
$30,898
Median Earnings
$1,129
Median Rent
$203,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - C-2 commercial property combines retail space, an automotive shop, and a two-story residence along a main thoroughfare.
Where is this mixed-use property located?
The property is located at 5209 Lake Isabella Blvd Lake Isabella, 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: C‑2 zoning with buildings‑only designation; 1,200‑square‑foot retail space; 720‑square‑foot shop with automotive lift
