Two-Lot Commercial
For Sale
$225,000
58810 29 Palms Highway, Yucca Valley, CA 92284
Yucca Valley, CA
Property Size873 SF
Lot Size0.19 Acres
Price / SF$257.73
Days on Market176
Property Features for 58810 29 Palms Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Kitchen, Laundry Room
Fencing
Chain Link
Lot features
Level with Street, Back Yard
View
Hills, Desert
Elementary school district
Morongo Unified
Middle school district
Morongo Unified
High school district
Morongo Unified
Directions
Hwy 62 to Hermosa, left. Properties are on the corner of Hermosa and Outer Highway.
Subdivision
DC552 - Paradise Area
Standard status
Active
APN
0601161190000
Size
873 SF
Lot size
0.19 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Window Unit(s), Wall/Window Unit(s)
Building Details
Year built
1958
Floors in Building
1
Number of units
1
Listing Agency:
Osgood Realty, Inc.
(760) 408-1322
Listed By:
Bill Osgood · License #00799644
(760) 408-1322
Added: Mar 2
Changed: Aug 25
Last Checked: Aug 25 at 8:06AM
MLS# JT26045327
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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 offering includes two separately parceled properties with commercial/residential zoning. One parcel contains a two-bedroom, one-bath house built in 1958, with window and wall-unit cooling, wall-furnace heat, a natural-gas stove and water heater, plus a large utility, laundry, and storage room. Public sewer is connected to the house, with city water and Edison electric service. The second parcel is vacant, positioned on the corner, and includes a storage shed. The parcels are currently enclosed together with chain-link fencing but remain separate lots.
The property is located at 58810 29 Palms Highway in Yucca Valley, across from Home Depot, Marshalls, Petco, Walmart, restaurants, and shops. The highway-facing setting provides direct exposure to surrounding commercial activity. The house parcel measures 8,125 square feet, while the vacant parcel measures 8,025 square feet. Buyers should contact the City of Yucca Valley regarding intended use, zoning, permitting, and utilities.
The property is located at 58810 29 Palms Highway in Yucca Valley, across from Home Depot, Marshalls, Petco, Walmart, restaurants, and shops. The highway-facing setting provides direct exposure to surrounding commercial activity. The house parcel measures 8,125 square feet, while the vacant parcel measures 8,025 square feet. Buyers should contact the City of Yucca Valley regarding intended use, zoning, permitting, and utilities.
Key Highlights
- Two separate commercial/residential parcels totaling 16,150 square feet of stated lot area
- House parcel includes a 2‑bedroom, 1‑bath residence built in 1958
- Vacant corner parcel includes a storage shed
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
$7,729
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
3.44%
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%
$154,580
$154.6K
Cap Rate 7%
$110,414
$110.4K
Cap Rate 9%
$85,878
$85.9K
Market Conditions
NOI Build-Up for 873 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
$15.0K $17.16/SF
− Vacancy
−$929 −$1.06/SF
EGI
$14.1K $16.10/SF
− OpEx
−$6.3K −$7.24/SF
NOI
$7.7K $8.85/SF
Area
San Bernardino County, CA
Vacancy
6.20%
Lease Rate
$17.16 /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%
$154,580
Cap Rate 7%
$110,414
Cap Rate 9%
$85,878
Alternative Uses
Best Use
Apartment 5plus
$110.4K
$96.6K – $128.8K
NOI $7,729 @ 7.0% cap · market cap 3.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$184.1K
$161.1K – $214.8K
NOI $12,890 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
199
Businesses Nearby
Explore this area
Business Placement
Demographics for 92284, CA
25,931
Population
12,255
Households
2.1
Avg Household Size
44
Median Age
21%
College-Educated
89%
High-School Grad
127.5 sq mi
ZIP Area
203
Density / Sq Mi
$52,886
Median Household Income
$36,817
Median Earnings
$1,346
Median Rent
$314,500
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Separate commercial/residential parcels include a house and a vacant corner lot along a highly visible highway corridor.
Where is this commercial land located?
The property is located at 58810 29 Palms Highway Yucca Valley, CA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Two separate commercial/residential parcels totaling 16,150 square feet of stated lot area; House parcel includes a 2‑bedroom, 1‑bath residence built in 1958; Vacant corner parcel includes a storage shed
