Highway Mixed-Use
For Sale
$295,000
16475 Highway 178, Weldon, CA 93283
Commercial Building, Weldon, CA
Property Size1,680 SF
Lot Size1.77 Acres
Price / SF$175.60
Days on Market32
Property Features for 16475 Highway 178
General Information
Property type
Residential
Property subtype
Office
Zoning
cH-Commercial Highway
Bedrooms
2
Bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
Interior features
Fireplace- Wood, Ceiling Fans, Flooring- Laminate, Flooring- Carpet, Flooring-Concrete/Cement
Fireplace
1
Appliances
Oven/Range- Propane, Dishwasher, Refrigerator, Trash Compactor, W/D Hookups
Lot features
Highway Frontage, View of Mountains
Directions
Heading East on Hwy 178, property is on the left past the KOA
Subdivision
Weldon 93283
Standard status
Active
APN
426-190-02
Size
1,680 SF
Lot size
1.77 Acres
Utilities
Utilities
Propane
Amenities
mountain and valley views
dog run
newly upgraded well
Building Details
Year built
1952
Floors in Building
1
Roof type
Composition
Listing Agency:
Destiny Real Estate
(760) 382-9893
Listed By:
Annette Marie Pounds · License #02192807
(910) 677-0193
Added: Aug 7
Changed: Sep 6
Last Checked: Sep 7 at 12:06PM
MLS# 2608786
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.
Investment Insights
Based on property information with market context.
This 1.77-acre mixed-use property combines a front commercial building with a separate manufactured home positioned toward the rear. The residence includes two bedrooms, two bathrooms, an open-concept living area, and an outdoor deck. The property also features separated lots, a dog run, a composition roof, propane service, and a newly upgraded well. Interior details include laminate, carpet, and concrete or cement flooring, along with a wood-burning fireplace, ceiling fans, and washer and dryer hookups.
Located along Highway 178 in Weldon, the property is zoned CH (Commercial Highway). Potential commercial applications identified for the site include a small store, feed or agricultural supply business, storage facility, office, or another commercial venture, subject to county approval. The commercial building may also support a work-and-live arrangement or owner-operated business use.
Located along Highway 178 in Weldon, the property is zoned CH (Commercial Highway). Potential commercial applications identified for the site include a small store, feed or agricultural supply business, storage facility, office, or another commercial venture, subject to county approval. The commercial building may also support a work-and-live arrangement or owner-operated business use.
Key Highlights
- 1.77‑acre fully fenced mixed‑use property
- Front commercial building with separate rear manufactured home
- Manufactured home has 2 bedrooms and 2 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
$19,304
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
6.54%
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%
$386,080
$386.1K
Cap Rate 7%
$275,771
$275.8K
Cap Rate 9%
$214,489
$214.5K
Market Conditions
NOI Build-Up for 1,680 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
$29.2K $17.40/SF
− Vacancy
−$3.5K −$2.08/SF
EGI
$25.7K $15.32/SF
− OpEx
−$6.4K −$3.83/SF
NOI
$19.3K $11.49/SF
Area
Kern County, CA
Vacancy
11.95%
Lease Rate
$17.40 /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%
$386,080
Cap Rate 7%
$275,771
Cap Rate 9%
$214,489
Alternative Uses
Best Use
Office B
$275.8K
$241.3K – $321.7K
NOI $19,304 @ 7.0% cap · market cap 6.54%
Second Best
Mixed Use
$226.8K
$198.5K – $264.6K
NOI $15,876 @ 7.0% cap · market cap 5.38%
Theoretical Best
Warehouse
$358.9K
$314.0K – $418.7K
NOI $25,123 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 93283, CA
1,880
Population
1,292
Households
1.5
Avg Household Size
53
Median Age
7%
College-Educated
87%
High-School Grad
261.1 sq mi
ZIP Area
7
Density / Sq Mi
$33,100
Median Household Income
$19,620
Median Earnings
$1,007
Median Rent
$143,900
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - Fenced commercial property with a separate manufactured home and highway-oriented CH zoning.
Where is this mixed-use property located?
The property is located at 16475 Highway 178 Weldon, CA.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 1.77‑acre fully fenced mixed‑use property; Front commercial building with separate rear manufactured home; Manufactured home has 2 bedrooms and 2 bathrooms
