Partially Completed Self-Service Car
For Sale
$168,000
14700 Highway 178, Lake Isabella, CA 93240
COMMERCIAL - Lake Isabella, CA
Property Size1,130 SF
Lot Size0.91 Acres
Price / SF$148.67
Days on Market142
Property Features for 14700 Highway 178
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-3
Subdivision
Out of Area
Standard status
Active
APN
42538006
Size
1,130 SF
Lot size
0.91 Acres
Taxes and HOA fees
Tax Annual Amount
1714
Listing Agency:
Country Real Estate
(661) 822-4433
Listed By:
Terri Juergens
(661) 303-6868
Added: Mar 30
Changed: Aug 4
Last Checked: Aug 18 at 11:06AM
MLS# 9993808
Copyright © 2026 Tehachapi Area Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This self-service car wash property includes a 1,130-square-foot improvement on 0.91 acres. Existing site work and much of the major infrastructure for the car wash operation are already in place, while final touches and minor improvements remain to complete the setup.
The property is located at 14700 Highway 178 in Lake Isabella, California. C-3 zoning supports the property's commercial classification. Its established physical components provide a foundation for continued development of the self-service car wash use without relying on a fully undeveloped site.
The property is located at 14700 Highway 178 in Lake Isabella, California. C-3 zoning supports the property's commercial classification. Its established physical components provide a foundation for continued development of the self-service car wash use without relying on a fully undeveloped site.
Key Highlights
- Self‑service car wash property on 0.91 acres
- 1,130‑square‑foot improvement
- C‑3 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
$13,916
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
8.28%
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%
$278,320
$278.3K
Cap Rate 7%
$198,800
$198.8K
Cap Rate 9%
$154,622
$154.6K
Market Conditions
NOI Build-Up for 1,130 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
$20.9K $18.48/SF
− Vacancy
−$1.0K −$0.89/SF
EGI
$19.9K $17.59/SF
− OpEx
−$6.0K −$5.28/SF
NOI
$13.9K $12.32/SF
Area
Kern County, CA
Vacancy
4.80%
Lease Rate
$18.48 /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%
$278,320
Cap Rate 7%
$198,800
Cap Rate 9%
$154,622
Alternative Uses
Best Use
Industrial
$198.8K
$174.0K – $231.9K
NOI $13,916 @ 7.0% cap · market cap 8.28%
Second Best
Specialty Retail
$178.5K
$156.2K – $208.2K
NOI $12,494 @ 7.0% cap · market cap 7.44%
Theoretical Best
Warehouse
$241.4K
$211.2K – $281.6K
NOI $16,898 @ 7.0% cap · market cap 10.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
281
Businesses Nearby
47k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 39%
Dining 25%
Shops & Services 24%
Home Improvements & Furnishings 13%
VONS
Groceries
18,320 visits/mo
0.5 miles
Burger King
Dining
8,321 visits/mo
0.4 miles
Lake Isabella True Value
Home Improvements & Furnishings
5,907 visits/mo
0.5 miles
Family Dollar
Shops & Services
4,167 visits/mo
0.5 miles
Shell
Shops & Services
4,061 visits/mo
0.4 miles
Demographics for 93240, CA
5,691
Population
3,319
Households
1.7
Avg Household Size
50
Median Age
10%
College-Educated
91%
High-School Grad
58.0 sq mi
ZIP Area
98
Density / Sq Mi
$28,535
Median Household Income
$30,898
Median Earnings
$1,129
Median Rent
$203,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self service car wash - C-3-zoned property with established car wash infrastructure and remaining work to complete.
Where is this self service car wash located?
The property is located at 14700 Highway 178 Lake Isabella, CA.
What is the asking price?
The asking price for this property is $168,000.
What are key features of this property?
This property features: Self‑service car wash property on 0.91 acres; 1,130‑square‑foot improvement; C‑3 zoning
