Historic Plaza in Twentynine
For Sale
$400,000
5653 Plaza Rd, Twentynine Palms, CA 92277
Shopping center in a revitalizing community near Marine Corps base.
Property Size1,875 SF
Lot Size0.18 Acres
Days on Market165
Property Features for 5653 Plaza Rd
General Information
Standard status
Active
Size
1,875 SF
Lot size
0.18 Acres
Property subtype
Commercial
Building Details
Building Size
1,875 SF
Year Built
1948
Listing Agency:
Cindy Mark Realty
(760) 367-6611
Listed By:
Cindy Mark · License #01332204
(760) 367-6611
Source:
Elliman
Added: Mar 11
Changed: Aug 13
Last Checked: Aug 22 at 11:26AM
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 Cindy Mark Realty
Investment Insights
Based on property information with market context.
This shopping center is located in the heart of a vibrant community experiencing revitalization, minutes from the entrance to the largest Marine Corps base in the world. The property benefits from high traffic and visibility along Adobe Road, a major thoroughfare. This stand-alone building is ready for a fresh start in a growing area full of potential. The property is suited for various businesses, such as eateries, salons, bars, vintage stores, and apothecary shops. Easy access for shipping and receiving is available from both Adobe Road and the alley. The location is near Joshua Tree National Park and a short drive from the Tortious Rock Casino. The property is located at 5653 Plaza Rd, Twentynine Palms, CA 92277.
Key Highlights
- High‑traffic location on Adobe Road, a major thoroughfare.
- Minutes from the entrance to the largest Marine Corps base in the world.
- Easy access for shipping and receiving from both Adobe Road and the alley.
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
$26,876
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
6.72%
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%
$537,520
$537.5K
Cap Rate 7%
$383,943
$383.9K
Cap Rate 9%
$298,622
$298.6K
Market Conditions
NOI Build-Up for 1,875 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
$40.5K $21.60/SF
− Vacancy
−$2.1K −$1.12/SF
EGI
$38.4K $20.48/SF
− OpEx
−$11.5K −$6.14/SF
NOI
$26.9K $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%
$537,520
Cap Rate 7%
$383,943
Cap Rate 9%
$298,622
Alternative Uses
Best Use
Retail
$383.9K
$336.0K – $447.9K
NOI $26,876 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$395.5K
$346.1K – $461.4K
NOI $27,685 @ 7.0% cap · market cap 6.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
190
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92277, CA
23,988
Population
13,657
Households
1.8
Avg Household Size
30
Median Age
25%
College-Educated
93%
High-School Grad
1,599.1 sq mi
ZIP Area
15
Density / Sq Mi
$55,515
Median Household Income
$40,928
Median Earnings
$1,267
Median Rent
$224,300
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?
Shopping center - Shopping center in a revitalizing community near Marine Corps base.
Where is this shopping center located?
The property is located at 5653 Plaza Rd Twentynine Palms, CA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: High‑traffic location on Adobe Road, a major thoroughfare.; Minutes from the entrance to the largest Marine Corps base in the world.; Easy access for shipping and receiving from both Adobe Road and the alley.
