Barstow Retail Corridor
For Sale
Contact for pricing
1133 E Main St, Barstow, CA 92311
Strategic location on Barstow's dominant retail corridor.
Property Size7,070 SF
Price / SF$221.38
Days on Market161
Property Features for 1133 E Main St
General Information
Standard status
Active
Size
7,070 SF
Property subtype
Retail
Zoning
C
Building Details
Year Built
1995
Listing Agency:
Cushman & Wakefield - San Diego, California
(858) 558-5670
Listed By:
Blake Tagmyer · License #CA 01912759
Source:
Crexi
Added: Mar 4
Changed: Aug 8
Last Checked: Aug 8 at 2:54PM
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 Cushman & Wakefield - San Diego, California
Investment Insights
Based on property information with market context.
This commercial real estate is strategically located along Barstow’s dominant retail corridor on East Main Street, the city’s primary commercial artery. The property benefits from exceptional frontage and daily traffic exposure in the heart of the city’s retail and service core. It is positioned minutes from Interstate 15, one of the most heavily traveled interstates in the western U.S., capturing both a strong local customer base and consistent transient demand from regional commuters and travelers. The property features excellent ingress and egress near signalized intersections, enhancing customer convenience. Barstow’s role as a regional service hub and its constrained development environment limit new retail supply, supporting long-term tenant performance and real estate stability. The property draws from Barstow’s established residential population while also benefiting from regional traffic generated by Interstate 15, positioning it as a durable, high-functioning retail location. The property size is 7070 square feet.
Key Highlights
- Strategic location on Barstow's dominant retail corridor (East Main Street) with exceptional frontage and high daily traffic exposure
- Immediate access to Interstate 15, capturing both local and transient demand
- O’Reilly Auto Parts operates within the recession‑resilient automotive aftermarket sector
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
$101,340
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
6.47%
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%
$2,026,800
$2.0M
Cap Rate 7%
$1,447,714
$1.4M
Cap Rate 9%
$1,126,000
$1.1M
Market Conditions
NOI Build-Up for 7,070 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
$152.7K $21.60/SF
− Vacancy
−$7.9K −$1.12/SF
EGI
$144.8K $20.48/SF
− OpEx
−$43.4K −$6.14/SF
NOI
$101.3K $14.33/SF
Area
San Bernardino County, CA
Vacancy
5.20%
Lease Rate
$21.60 /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%
$2,026,800
Cap Rate 7%
$1,447,714
Cap Rate 9%
$1,126,000
Alternative Uses
Best Use
Retail
$1.45M
$1.27M – $1.69M
NOI $101,340 @ 7.0% cap · market cap 6.47%
Second Best
Industrial
$829.4K
$725.7K – $967.6K
NOI $58,058 @ 7.0% cap · market cap 3.71%
Theoretical Best
Office A
$1.49M
$1.30M – $1.74M
NOI $104,392 @ 7.0% cap · market cap 6.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
290
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 92311, CA
34,524
Population
13,707
Households
2.5
Avg Household Size
33
Median Age
11%
College-Educated
84%
High-School Grad
424.4 sq mi
ZIP Area
81
Density / Sq Mi
$59,338
Median Household Income
$38,871
Median Earnings
$1,081
Median Rent
$217,500
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?
Automotive property - Strategic location on Barstow's dominant retail corridor.
Where is this automotive property located?
The property is located at 1133 E Main St Barstow, CA.
What is the asking price?
The asking price for this property is $1,565,128.
What are key features of this property?
This property features: Strategic location on Barstow's dominant retail corridor (East Main Street) with exceptional frontage and high daily traffic exposure; Immediate access to Interstate 15, capturing both local and transient demand; O’Reilly Auto Parts operates within the recession‑resilient automotive aftermarket sector
