Listing Agency: All Family Lending & Real Estate Inc

Listed By: Robert J Mustain Show Phone

Added: Jun 18 Changed: Sep 8 Last Checked: Sep 26 at 10:06PM

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MLS# 234488

Copyright © 2026 Kings County Board of REALTORS. 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.

Renovated commercial property configured as two office units, offering 1,678 square feet within a 0.1435-acre parcel. Both units are currently leased, providing an existing occupancy profile for an office-focused owner or investor. Public sewer service supports the property’s commercial use.

The property is located at 1220 Jepsen Avenue in Corcoran, California, one block south of Whitley and three blocks from the downtown area. Its two-unit layout and established office occupancy create a straightforward small-scale commercial configuration.

Key Highlights

• Two office units within a renovated property
• 1,678 square feet of building area
• 0.1435‑acre parcel

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

$22,925

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

6.21%

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%

$458,500 $458.5K

Cap Rate 7%

$327,500 $327.5K

Cap Rate 9%

$254,722 $254.7K

Market Conditions

NOI Build-Up for 1,678 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

$40.3K $24.00/SF

− Vacancy

−$9.7K −$5.78/SF

EGI

$30.6K $18.22/SF

− OpEx

−$7.6K −$4.55/SF

NOI

$22.9K $13.66/SF

Area

Kings County, CA

Vacancy

24.10%

Lease Rate

$24.00 /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%

$458,500

Cap Rate 7%

$327,500

Cap Rate 9%

$254,722

Alternative Uses

Best Use

Office B

$327.5K

$286.6K – $382.1K (±1% cap)

NOI $22,925 @ 7.0% cap · market cap 6.21%

Second Best

—

—

no second resolved use

Theoretical Best

Healthcare Medical

$530.1K

$463.9K – $618.5K (±1% cap)

NOI $37,110 @ 7.0% cap · market cap 10.06%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Nova Storm Systems Computer & Electronic Repair Blossom Le Belle Hair Salon Thurman & Thurman Accounting Firm

Suggested Use

Top Pick Real Estate Agency Law Firm Parking Lot & Garage HVAC Service Hair Salon Electrical Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Office units

100%

Occupancy

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

420

Businesses Nearby

Explore this area Business Placement

Demographics for 93212, CA

23,138

Population

4,967

Households

4.7

Avg Household Size

36

Median Age

4%

College-Educated

59%

High-School Grad

118.5 sq mi

ZIP Area

195

Density / Sq Mi

$54,149

Median Household Income

$34,241

Median Earnings

$1,030

Median Rent

$220,500

Median Home Value

Market

Vacancy Rate% for Office in West region

11% 2019

14.1% 2020

15.5% 2021

17.2% 2022

19.9% 2023

21% 2024

20.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this office units located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Office units - Renovated office property with both units currently leased and public sewer service.

Where is this office units located?

The property is located at 1220 Jepsen Avenue Corcoran, CA.

What is the asking price?

The asking price for this property is $369,000.

What are key features of this property?

This property features: Two office units within a renovated property; 1,678 square feet of building area; 0.1435‑acre parcel