Historic Two-Story Office
For Sale
$625,000
112 S Curry, Tehachapi, CA 93561
Flexible office layout with private rooms, meeting areas, and a landscaped fenced backyard.
Property Size3,526 SF
Days on Market10
Property Features for 112 S Curry
General Information
Standard status
Active
Size
3,526 SF
Property subtype
Commercial
Amenities
private offices
conference rooms
reception area
bathrooms
high ceilings
ceiling fans
French doors
wood trim
original architectural details
landscaped backyard
water fountain
pergola
storage shed
Building Details
Building Size
3,526 SF
Year Built
1930
Buildings
1
Stories
2
Units
9
Construction
Art Deco-inspired
Listing Agency:
The Childress Group, Inc
Listed By:
Michelle Towell · License #01869208
(661) 912-2395
Source:
Elliman
Added: Sep 18
Changed: Sep 19
Last Checked: Sep 26 at 11:05AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of The Childress Group, Inc
Investment Insights
Based on property information with market context.
Built in 1930, this two-story office building at 112 S Curry in Downtown Tehachapi offers a distinctive commercial setting with a practical interior layout. The property includes 9 private offices, 2 large conference or meeting rooms, a reception area, and 4 bathrooms. Nearly 11-foot ceilings, exterior windows, and ceiling fans in most offices support a comfortable, naturally lit work environment. Improvements include commercial-grade laminate flooring, fresh interior and exterior paint, and updated light fixtures, while French doors, wood trim, and original architectural features add visual character.
A fully landscaped and fenced backyard expands the usable property area. The outdoor space includes a water fountain, pergola, storage shed, and alley access. The building’s combination of private offices and common areas provides flexibility for professional office operations, office suites, creative or production use, and meeting or training functions, subject to applicable zoning and approvals. Walk Score and Bike Score are both 44.
A fully landscaped and fenced backyard expands the usable property area. The outdoor space includes a water fountain, pergola, storage shed, and alley access. The building’s combination of private offices and common areas provides flexibility for professional office operations, office suites, creative or production use, and meeting or training functions, subject to applicable zoning and approvals. Walk Score and Bike Score are both 44.
Key Highlights
- Two‑story office building built in 1930
- 9 private offices, 2 large conference or meeting spaces, reception area, and 4 bathrooms
- Nearly 11‑foot ceilings with exterior windows and ceiling fans in most offices
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
$40,516
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
6.48%
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%
$810,320
$810.3K
Cap Rate 7%
$578,800
$578.8K
Cap Rate 9%
$450,178
$450.2K
Market Conditions
NOI Build-Up for 3,526 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
$61.4K $17.40/SF
− Vacancy
−$7.3K −$2.08/SF
EGI
$54.0K $15.32/SF
− OpEx
−$13.5K −$3.83/SF
NOI
$40.5K $11.49/SF
Area
Kern County, CA
Vacancy
11.95%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
25.00%
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%
$810,320
Cap Rate 7%
$578,800
Cap Rate 9%
$450,178
Alternative Uses
Best Use
Office B
$578.8K
$506.5K – $675.3K
NOI $40,516 @ 7.0% cap · market cap 6.48%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$753.3K
$659.1K – $878.8K
NOI $52,728 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
714
Businesses Nearby
Explore this area
Business Placement
Demographics for 93561, CA
31,091
Population
13,876
Households
2.2
Avg Household Size
42
Median Age
28%
College-Educated
92%
High-School Grad
301.8 sq mi
ZIP Area
103
Density / Sq Mi
$86,149
Median Household Income
$52,088
Median Earnings
$1,299
Median Rent
$377,400
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office layout with private rooms, meeting areas, and a landscaped fenced backyard.
Where is this office building located?
The property is located at 112 S Curry Tehachapi, CA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two‑story office building built in 1930; 9 private offices, 2 large conference or meeting spaces, reception area, and 4 bathrooms; Nearly 11‑foot ceilings with exterior windows and ceiling fans in most offices
