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    The Largest CRE Database in the US with Over 1 Million Listings

    640 W Nicolet St Banning, CA 92220

    Sponsored
    For Sale
    $279,900

    Land/Lot - Banning, CA

    Lot size:
    33,977.00 Acres
    Days on Market:
    14
    Last Refresh:
    Feb 1 at 3:06 am

    Property Features for 640 W Nicolet St

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    R3
    APN
    541110007
    Exterior features
    Community Features Included: Blm/National Forest, Curbs, Gutters
    Lot size
    33,977.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Mikaela Nguyen

    H&M Realty Group (949) 625-4533

    Listing agent Mikaela Nguyen (949) 625-4533 License #02117027

    Listing date Jan 19, 2026

    MLS# OC26007699 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    R3 Land Approved for Development

    This 0.78-acre parcel, zoned R3, presents an investor/developer opportunity in Banning, California. Approved for a 16-unit multi-family project, the site is positioned to capitalize on the city’s rental demand. The location offers commuter connectivity via Interstate 10. The flat, buildable parcel is suited for cost-efficient construction and is located near schools, shopping, parks, and new retail development. The property is entitled for 16 units, with projected market rents between $2,000 and $2,400 per unit/month, potentially yielding an annual gross potential income of $384,000 to $422,400. With an estimated expense ratio of 20–30% ($76,800–$126,000 annually), the net operating income (NOI) is projected between $268,000 and $346,000. At a conservative 6–8% cap rate, the completed project could be valued between $4.4 million and $5.7 million. This property offers upside potential for strong cash flow or sale upon stabilization.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Gym & Fitness Building Supply

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Banning
    County
    Riverside
    State
    California
    Longitude
    -116.8837959
    Latitude
    33.9286821

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    FAQs

    What type of property is this?
    Residential land & home lot - R3-zoned parcel approved for 16-unit multi-family project in Banning.
    Where is this residential land & home lot located?
    The property is located at 640 W Nicolet St Banning, CA.
    What is the asking price?
    The asking price for this property is $279,900.
    What are key features of this property?
    This property features: - R3-zoned land approved for a 16-unit multi-family project, ready for immediate development.; - Strong income potential with projected annual gross income of $384,000–$422,400 and NOI of $268,000–$346,000.; - Located in rapidly growing Banning, CA, with high rental demand and limited multi-family inventory.
    (916) 220-1391
    Request Owner's contact information
    640 W Nicolet St Banning, CA 92220
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    Banning, CA 92220
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    640 W Nicolet St Banning, CA 92220
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    We can help!
    Listing Contact
    Mikaela Nguyen
    Real Estate License ID: 02117027
    (916) 220-1391
    Learn more
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