Operating Conventional Restaurant
For Sale
$365,000
12822 Pearblossom Highway, Pearblossom, CA 93553
Existing restaurant improvements support continued dining use or conversion to another business venture.
Property Size927 SF
Price / SF$393.74
Days on Market420
Property Features for 12822 Pearblossom Highway
General Information
Standard status
Active
Size
927 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
1949
Listing Agency:
Roberson Realty, Inc.
(661) 406-6966
Listed By:
Lynette A Liberda-Wright · License #01906258
(661) 406-6966
Source:
Exitrealty
Added: Jul 7, 2025
Changed: Aug 29
Last Checked: Aug 30 at 2:07PM
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 Roberson Realty, Inc.
Investment Insights
Based on property information with market context.
This existing restaurant property in Pearblossom is currently functioning as a dining establishment and has also been used for restaurant operations in the past. The building dates to 1949 and includes evaporative cooling, shingle roofing, and no listed interior or exterior amenities beyond those features.
The property is situated at 12822 Pearblossom Hwy. in Pearblossom, California. The parcel is described as level and rectangular, with C-RU zoning. Its established restaurant use provides a foundation for continued food-service operations, while the existing improvements may also accommodate another business concept.
The property is situated at 12822 Pearblossom Hwy. in Pearblossom, California. The parcel is described as level and rectangular, with C-RU zoning. Its established restaurant use provides a foundation for continued food-service operations, while the existing improvements may also accommodate another business concept.
Key Highlights
- Currently functioning as a restaurant
- 1949 construction year
- C‑RU zoning
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
$21,974
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
6.02%
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%
$439,480
$439.5K
Cap Rate 7%
$313,914
$313.9K
Cap Rate 9%
$244,156
$244.2K
Market Conditions
NOI Build-Up for 927 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
$31.4K $33.84/SF
− Vacancy
−$2.1K −$2.23/SF
EGI
$29.3K $31.61/SF
− OpEx
−$7.3K −$7.90/SF
NOI
$22.0K $23.70/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$439,480
Cap Rate 7%
$313,914
Cap Rate 9%
$244,156
Alternative Uses
Best Use
Specialty Retail
$313.9K
$274.7K – $366.2K
NOI $21,974 @ 7.0% cap · market cap 6.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$496.3K
$434.3K – $579.0K
NOI $34,742 @ 7.0% cap · market cap 9.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
79
Businesses Nearby
30k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Fastrip
Shops & Services
12,933 visits/mo
0.1 miles
Chevron
Shops & Services
7,255 visits/mo
0.2 miles
Shell
Shops & Services
6,250 visits/mo
0.2 miles
Dollar General
Shops & Services
4,036 visits/mo
0.4 miles
Demographics for 93553, CA
1,921
Population
729
Households
2.6
Avg Household Size
46
Median Age
25%
College-Educated
91%
High-School Grad
57.2 sq mi
ZIP Area
34
Density / Sq Mi
$73,029
Median Household Income
$51,528
Median Earnings
$368,600
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?
Conventional restaurant - Existing restaurant improvements support continued dining use or conversion to another business venture.
Where is this conventional restaurant located?
The property is located at 12822 Pearblossom Highway Pearblossom, CA.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: Currently functioning as a restaurant; 1949 construction year; C‑RU zoning
