New Senior Housing
For Sale
Contact for pricing
12255 3rd Street, Yucaipa, CA 92399
Designed for a 55+ community, the building includes ADA-compliant bathrooms and a gurney-capable elevator.
Property Size16,000 SF
Price / SF$312.50
Days on Market122
Property Features for 12255 3rd Street
General Information
Standard status
Active
Size
16,000 SF
Class
A
Elevators
Yes
Property subtype
Multifamily, Senior Living, Special Purpose
Zoning
Multifamily
Investment Type
Owner/User
Building Details
Year Built
2026
Year Renovated
2026
Buildings
1
Units
13
Listing Agency:
Pellego
(704) 906-4025
Listed By:
Teri Szoke · License #01476029
Source:
Crexi
Added: May 1
Changed: Aug 30
Last Checked: Aug 30 at 4:26PM
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 Pellego
Investment Insights
Based on property information with market context.
This 16,000-square-foot senior housing facility is new construction scheduled for completion in late June, with a stated YearBuilt of 2026. The property is currently positioned as a 55+ community and includes contemporary interior finishes, fully ADA-compliant bathrooms, and a high-capacity elevator designed to accommodate a gurney.
The building is zoned Multifamily. A builder has proposed reconfiguring the facility for a 66- 70-bed Residential Care Facility for the Elderly (RCFE), while the seller is pursuing a Conditional Use Permit. Preliminary discussions with the City have been described as positive, but the permit remains in process. The property is located at 12255 3rd Street, Yucaipa, CA 92399.
The building is zoned Multifamily. A builder has proposed reconfiguring the facility for a 66- 70-bed Residential Care Facility for the Elderly (RCFE), while the seller is pursuing a Conditional Use Permit. Preliminary discussions with the City have been described as positive, but the permit remains in process. The property is located at 12255 3rd Street, Yucaipa, CA 92399.
Key Highlights
- 16,000‑square‑foot senior housing facility
- New construction scheduled for completion in late June; YearBuilt 2026
- Fully ADA‑compliant bathrooms throughout the facility
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
$141,646
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
2.83%
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%
$2,832,920
$2.8M
Cap Rate 7%
$2,023,514
$2.0M
Cap Rate 9%
$1,573,844
$1.6M
Market Conditions
NOI Build-Up for 16,000 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
$274.6K $17.16/SF
− Vacancy
−$17.0K −$1.06/SF
EGI
$257.5K $16.10/SF
− OpEx
−$115.9K −$7.24/SF
NOI
$141.6K $8.85/SF
Area
San Bernardino County, CA
Vacancy
6.20%
Lease Rate
$17.16 /SF/Yr
Expense Ratio
45.00%
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%
$2,832,920
Cap Rate 7%
$2,023,514
Cap Rate 9%
$1,573,844
Alternative Uses
Best Use
Apartment 5plus
$2.02M
$1.77M – $2.36M
NOI $141,646 @ 7.0% cap · market cap 2.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.37M
$2.95M – $3.94M
NOI $236,248 @ 7.0% cap · market cap 4.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,029
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92399, CA
55,794
Population
19,382
Households
2.9
Avg Household Size
40
Median Age
26%
College-Educated
89%
High-School Grad
53.6 sq mi
ZIP Area
1,041
Density / Sq Mi
$94,718
Median Household Income
$46,011
Median Earnings
$1,658
Median Rent
$472,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Designed for a 55+ community, the building includes ADA-compliant bathrooms and a gurney-capable elevator.
Where is this senior housing / retirement home located?
The property is located at 12255 3rd Street Yucaipa, CA.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 16,000‑square‑foot senior housing facility; New construction scheduled for completion in late June; YearBuilt 2026; Fully ADA‑compliant bathrooms throughout the facility
