C-1 Storefront
For Sale
$350,000
10916 Kernville Road, Kernville, CA 93238
SINGLE_FAMILY - Kernville, CA
Property Size1,452 SF
Lot Size0.14 Acres
Price / SF$241.05
Days on Market170
Property Features for 10916 Kernville Road
General Information
Property type
Residential
Property subtype
Office
Zoning
C-1
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bathroom 1
Interior features
Wheelchair Accessible, Ceiling Fans, Flooring- Laminate, Flooring- Carpet
Accessibility
Accessible Approach with Ramp
Appliances
Microwave, Oven/Range, Refrigerator, W/D Hookups, Water Heater
Subdivision
Kernville Town
Lot features
Highway Frontage, Sidewalks, Fenced- Partial, Landscape- Partial, View of Mountains, Parking Available
Directions
10916 Kernville Road
Standard status
Active
APN
082-192-14
Size
1,452 SF
Lot size
0.14 Acres
Utilities
Utilities
Propane
Heating system
Central, Forced Air, Propane (Heating)
Cooling system
Evaporative Cooling, Central Air, Dual
Building Details
Year built
1952
Floors in Building
1
Roof type
Flat
Listing Agency:
Click Realty
(760) 376-2289
Listed By:
Tony Click · License #00824116
(760) 376-2289
Added: Mar 1
Changed: Aug 15
Last Checked: Aug 18 at 8:06PM
MLS# 2608167
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 1,452-square-foot commercial building occupies a 0.14-acre parcel measuring 60 feet by 100 feet. The property has previously operated as a convenience store with deli service, a salon and spa, and a single-room hotel. Interior features include laminate and carpet flooring, ceiling fans, wheelchair accessibility, and a ramped approach. The building also includes one bedroom and one bathroom, along with a microwave, oven/range, refrigerator, washer/dryer hookups, and water heater.
Located at 10916 Kernville Road in Kernville’s Downtown Commercial District, the site provides 60 feet of frontage on Kernville Road. The parcel carries C-1 zoning, identified as Neighborhood Commercial. Improvements date to 1952 and include a flat roof, propane service, central and forced-air heating, and evaporative and central cooling systems.
Located at 10916 Kernville Road in Kernville’s Downtown Commercial District, the site provides 60 feet of frontage on Kernville Road. The parcel carries C-1 zoning, identified as Neighborhood Commercial. Improvements date to 1952 and include a flat roof, propane service, central and forced-air heating, and evaporative and central cooling systems.
Key Highlights
- 1,452‑square‑foot commercial building on a 0.14‑acre parcel
- 60 feet by 100 feet with 60 feet of frontage on Kernville Road
- C‑1 zoning designated for Neighborhood Commercial use
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
$14,346
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
4.10%
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%
$286,920
$286.9K
Cap Rate 7%
$204,943
$204.9K
Cap Rate 9%
$159,400
$159.4K
Market Conditions
NOI Build-Up for 1,452 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
$21.8K $15.00/SF
− Vacancy
−$1.3K −$0.89/SF
EGI
$20.5K $14.11/SF
− OpEx
−$6.1K −$4.23/SF
NOI
$14.3K $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%
$286,920
Cap Rate 7%
$204,943
Cap Rate 9%
$159,400
Alternative Uses
Best Use
Retail
$204.9K
$179.3K – $239.1K
NOI $14,346 @ 7.0% cap · market cap 4.10%
Second Best
Hotel Hospitality
$125.6K
$109.9K – $146.6K
NOI $8,794 @ 7.0% cap · market cap 2.51%
Theoretical Best
Warehouse
$310.2K
$271.4K – $361.9K
NOI $21,713 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
4k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 75%
Home Improvements & Furnishings 25%
Exxon
Shops & Services
2,917 visits/mo
0.3 miles
Archie's Hardware
Home Improvements & Furnishings
958 visits/mo
0.2 miles
Demographics for 93238, CA
1,603
Population
865
Households
1.9
Avg Household Size
57
Median Age
54%
College-Educated
99%
High-School Grad
109.6 sq mi
ZIP Area
15
Density / Sq Mi
$49,665
Median Household Income
$52,943
Median Earnings
$365,400
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Designs by Erin — 11006 Kernville Rd #2, Kernville, CA 93238
Frequently Asked Questions
What type of property is this?
Storefront property - Neighborhood-commercial zoning and a flexible interior support retail, personal-service, or lodging use possibilities.
Where is this storefront property located?
The property is located at 10916 Kernville Road Kernville, CA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,452‑square‑foot commercial building on a 0.14‑acre parcel; 60 feet by 100 feet with 60 feet of frontage on Kernville Road; C‑1 zoning designated for Neighborhood Commercial use
