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    Kernville Commercial Building For Sale Title is generated by Realmo AI

    13 Big Blue Road, Kernville, CA 93238

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    For Sale
    $450,000

    SINGLE_FAMILY - Kernville, CA

    Type:Retail
    Property size:
    3,000 SF
    Lot size:
    0.13 Acres
    Price / SF:
    $150/SF
    Added:
    Oct 31, 2025
    Days on Market:
    199
    Last Refresh:
    May 17 at 1:06 am

    Property Features for 13 Big Blue Road

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Zoning
    C-1
    Bathrooms
    1
    Rooms
    Bathroom 1
    Interior features
    Flooring- Wood, Flooring- Carpet
    Standard status
    Active
    APN
    082-191-17
    Size
    3,000 SF
    Lot size
    0.13 Acres

    Utilities

    Utilities
    Propane
    Heating system
    Propane (Heating)
    Cooling system
    Evaporative Cooling

    Building Details

    Year built
    1953
    Floors in Building
    1
    Roof type
    Metal, Composition

    We can help!

    Listing Contact
    Tony Click

    Listing agent Tony Click License #00824116

    Listing office Click Realty P.O. Box 237, Kernville, CA

    Listing date Oct 31, 2025

    MLS# 2607731

    Copyright © 2026 Southern Sierra MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Strategic location on Circle Park with unmatched visibility and high foot traffic.
    • Located in the thriving Downtown Commercial District of Kernville.
    • Open floor plan and commercial zoning suited to many different uses.
    • Part of a vibrant area with eateries, shops, a museum, and guest parking.
    • Close proximity to the Kern River and recreational activities.
    • Built in 1953 with wood and carpet flooring, propane heating, and evaporative cooling.

    Overview

    This classic commercial building, established in 1953, is located in the downtown commercial district of Kernville. Its strategic location on Circle Park provides high visibility and foot traffic, making it an integral part of a thriving business district. Circle Park features mature trees and is a central hub with diverse eateries, shops, a museum, and guest parking. Kernville, surrounded by mountains, is a picturesque town with the Kern River flowing through it, known for white water activities and fishing. The property offers a sound investment opportunity. Its open floor plan and commercial zoning (C-1) accommodate various uses. The property size is 3000 square feet, situated on a lot of 0.13 acres.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $329.3K
    NOI $29,641 @ 9.00% cap · cautious / downside scenario
    Moderate
    $423.4K
    NOI $29,641 @ 7.00% cap · market / base-case scenario
    Aggressive
    $592.8K
    NOI $29,641 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $45.0k $15.00
    − Vacancy −$2.7k −$0.89
    EGI $42.3k $14.11
    − OpEx −$12.7k −$4.23
    NOI $29.6k $9.88
    3,000 SF · lease $15.00/SF/yr · vacancy 5.90% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $423.4K
    $370.5K – $494.0K (±1% cap)
    NOI $29,641 @ 7.0% cap · market cap 6.59%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Warehouse
    $640.9K
    $560.8K – $747.7K (±1% cap)
    NOI $44,862 @ 7.0% cap · market cap 9.97%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Building Supply Hair Salon Auto Repair Shop Nail Salon Gym & Fitness Center Food Market Grocery & Convenience Store Discount Store Car Rental Facility Law Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Designs by Erin — 11006 Kernville Rd #2, Kernville, CA 93238

    Location Insight

    • Map
    • Local Demand
    City
    Kernville
    County
    Kern
    State
    California
    Longitude
    -118.4258347
    Latitude
    35.7549434

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    FAQs

    What type of property is this?
    Storefront property - Classic commercial building in thriving downtown Kernville business district.
    Where is this storefront property located?
    The property is located at 13 Big Blue Road Kernville, CA.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Strategic location on Circle Park with unmatched visibility and high foot traffic.; Located in the thriving Downtown Commercial District of Kernville.; Open floor plan and commercial zoning suited to many different uses.
    (760) 376-2289
    We can help!
    Listing Contact
    Tony Click
    Real Estate License ID: 00824116
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    13 Big Blue Road, Kernville, CA 93238
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