Two-Unit Mixed-Use
For Sale
$739,000
40565 Big Bear, Big Bear Lake, CA 92315
Separate commercial and residential units create a flexible configuration for ownership or occupancy.
Property Size2,504 SF
Days on Market95
Property Features for 40565 Big Bear
General Information
Standard status
Active
Size
2,504 SF
Property subtype
Investment
Units
Unit Mix
1 x 3BR/2BA
Multifamily Units
1
Building Details
Building Size
2,504 SF
Year Built
1979
Stories
2
Units
2
Listing Agency:
Finsight Group Inc.
(714) 592-8771
Listed By:
Ruby Truong · License #02101412
Source:
Elliman
Added: May 29
Changed: Aug 30
Last Checked: Aug 30 at 9:16PM
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 Finsight Group Inc.
Investment Insights
Based on property information with market context.
Located at 40565 Big Bear Blvd in Big Bear Lake, this mixed-use property contains two separate units with distinct commercial and residential components. The front unit is commercial and includes two bathrooms. A rear residential unit provides three bedrooms and two bathrooms, creating a clear separation between the two configurations.
The property is situated near Big Bear Lake, the marina, Big Bear Village shops and restaurants, and other visitor destinations. Its placement within the area’s commercial and recreation corridor provides location context serving both visitors and residents. Zoning, permitted uses, permits, square footage, parking, rental restrictions, short-term rental eligibility, and other property details require independent verification.
The property is situated near Big Bear Lake, the marina, Big Bear Village shops and restaurants, and other visitor destinations. Its placement within the area’s commercial and recreation corridor provides location context serving both visitors and residents. Zoning, permitted uses, permits, square footage, parking, rental restrictions, short-term rental eligibility, and other property details require independent verification.
Key Highlights
- Two‑unit property with commercial/residential configuration
- Front commercial unit includes two bathrooms
- Rear residential unit offers three bedrooms and two bathrooms
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
$29,473
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
3.99%
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%
$589,460
$589.5K
Cap Rate 7%
$421,043
$421.0K
Cap Rate 9%
$327,478
$327.5K
Market Conditions
NOI Build-Up for 2,504 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
$42.7K $17.04/SF
− Vacancy
−$3.4K −$1.35/SF
EGI
$39.3K $15.69/SF
− OpEx
−$9.8K −$3.92/SF
NOI
$29.5K $11.77/SF
Area
San Bernardino County, CA
Vacancy
7.90%
Lease Rate
$17.04 /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%
$589,460
Cap Rate 7%
$421,043
Cap Rate 9%
$327,478
Alternative Uses
Best Use
Office B
$421.0K
$368.4K – $491.2K
NOI $29,473 @ 7.0% cap · market cap 3.99%
Second Best
Mixed Use
$290.0K
$253.8K – $338.4K
NOI $20,301 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$528.2K
$462.2K – $616.2K
NOI $36,973 @ 7.0% cap · market cap 5.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
712
Businesses Nearby
Explore this area
Business Placement
Demographics for 92315, CA
5,148
Population
9,861
Households
0.5
Avg Household Size
51
Median Age
34%
College-Educated
92%
High-School Grad
29.4 sq mi
ZIP Area
175
Density / Sq Mi
$79,293
Median Household Income
$43,778
Median Earnings
$1,278
Median Rent
$538,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Separate commercial and residential units create a flexible configuration for ownership or occupancy.
Where is this mixed-use property located?
The property is located at 40565 Big Bear Big Bear Lake, CA.
What is the asking price?
The asking price for this property is $739,000.
What are key features of this property?
This property features: Two‑unit property with commercial/residential configuration; Front commercial unit includes two bathrooms; Rear residential unit offers three bedrooms and two bathrooms
