Retail Space with Inventory
For Sale
$1,200,000
6259 Hwy 178, Inyokern, CA 93527
Commercial Sale, Inyokern, CA
Property Size5,400 SF
Lot Size21.00 Acres
Price / SF$222.22
Days on Market175
Property Features for 6259 Hwy 178
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
M2
Subdivision
99
Standard status
Active
APN
08401046
Lot size
21.00 Acres
Building Details
Year built
1983
Listing Agency:
Watson Realty
(661) 327-5161
Listed By:
Doug Carter · License #01098135
(661) 203-4943
Added: Mar 27
Changed: Aug 26
Last Checked: Sep 17 at 10:06AM
MLS# 202502722
Copyright © 2026 Golden Empire MLS, 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 retail property includes a 5,400-square-foot building on 21 acres, with over 100 shipping containers used for inventory storage. The operating hardware business carries supplies and equipment across residential and commercial plumbing, electrical, heating and cooling, septic systems, water storage, concrete, pavers, fencing, paint, propane, tools, lumber, hay, and animal feed. Custom ordering is also available.
The business is an Ace Hardware Distributor and maintains accounts with local contractors and NAWS naval base entities. Located at 6259 Hwy 178 in Inyokern, California, the building was constructed in 1983. The land and business must be sold together.
The business is an Ace Hardware Distributor and maintains accounts with local contractors and NAWS naval base entities. Located at 6259 Hwy 178 in Inyokern, California, the building was constructed in 1983. The land and business must be sold together.
Key Highlights
- 5,400‑square‑foot retail building on 21 acres
- Over 100 shipping containers provide on‑site inventory storage
- Ace Hardware Distributor business included
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
$53,355
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
4.45%
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%
$1,067,100
$1.1M
Cap Rate 7%
$762,214
$762.2K
Cap Rate 9%
$592,833
$592.8K
Market Conditions
NOI Build-Up for 5,400 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
$81.0K $15.00/SF
− Vacancy
−$4.8K −$0.89/SF
EGI
$76.2K $14.11/SF
− OpEx
−$22.9K −$4.23/SF
NOI
$53.4K $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%
$1,067,100
Cap Rate 7%
$762,214
Cap Rate 9%
$592,833
Alternative Uses
Best Use
Retail
$762.2K
$666.9K – $889.3K
NOI $53,355 @ 7.0% cap · market cap 4.45%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.15M
$1.01M – $1.35M
NOI $80,752 @ 7.0% cap · market cap 6.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 93527, CA
2,315
Population
1,069
Households
2.2
Avg Household Size
51
Median Age
36%
College-Educated
94%
High-School Grad
350.2 sq mi
ZIP Area
7
Density / Sq Mi
$82,667
Median Household Income
$38,977
Median Earnings
$922
Median Rent
$328,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Hardware retail operation with extensive on-site storage and an associated operating business.
Where is this retail space located?
The property is located at 6259 Hwy 178 Inyokern, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 5,400‑square‑foot retail building on 21 acres; Over 100 shipping containers provide on‑site inventory storage; Ace Hardware Distributor business included
