Mixed-Use Property on 6th
For Sale
$399,000
167 E 6th Street, Beaumont, CA 92223
Multi-use property in the heart of Beaumont with frontage.
Property Size2,897 SF
Price / SF$137.73
Days on Market394
Property Features for 167 E 6th Street
General Information
Standard status
Active
Size
2,897 SF
Property subtype
General Commercial
Amenities
Central Air
3
Composition
Building Details
Year Built
1951
Listing Agency:
rita shaw broker & associates inc
(909) 798-1000
Listed By:
Shaw Real Estate Brokers · License #01957392
Source:
Xome
Added: Jul 27, 2025
Changed: Aug 23
Last Checked: Jul 23 at 12:01PM
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 rita shaw broker & associates inc
Investment Insights
Based on property information with market context.
This multi-use property is located on 6th St in Beaumont, offering over 22 feet of frontage. Situated less than 600 feet from I-10, the location is near a major traffic signal upgrade at Beaumont and 6th St. The property includes a commercial space in the front, estimated by the owner to be 1879 square feet, featuring tall ceilings and natural light. A courtyard separates the commercial space from a two-bedroom apartment in the back, estimated at 625 square feet and currently occupied by a month-to-month tenant. Stairs lead to a second apartment, estimated at 400 square feet and currently vacant. The property has two power meters: one for the commercial space and one for the apartment in the back. The adjacent building is also for sale.
Key Highlights
- Multi‑use property featuring commercial space and two apartments.
- Prime location on 6th St in Beaumont with over 22 feet of frontage.
- Freeway close location (less than 600 ft from I‑10).
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
$26,833
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
6.73%
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%
$536,660
$536.7K
Cap Rate 7%
$383,329
$383.3K
Cap Rate 9%
$298,144
$298.1K
Market Conditions
NOI Build-Up for 2,897 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
$45.2K $15.60/SF
− Vacancy
−$2.3K −$0.78/SF
EGI
$42.9K $14.82/SF
− OpEx
−$16.1K −$5.56/SF
NOI
$26.8K $9.26/SF
Area
Riverside County, CA
Vacancy
5.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$536,660
Cap Rate 7%
$383,329
Cap Rate 9%
$298,144
Alternative Uses
Best Use
Retail
$593.2K
$519.1K – $692.1K
NOI $41,525 @ 7.0% cap · market cap 10.41%
Second Best
Mixed Use
$383.3K
$335.4K – $447.2K
NOI $26,833 @ 7.0% cap · market cap 6.73%
Theoretical Best
Office A
$867.9K
$759.4K – $1.01M
NOI $60,752 @ 7.0% cap · market cap 15.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
841
Businesses Nearby
Explore this area
Business Placement
Demographics for 92223, CA
59,924
Population
20,579
Households
2.9
Avg Household Size
38
Median Age
27%
College-Educated
88%
High-School Grad
45.0 sq mi
ZIP Area
1,332
Density / Sq Mi
$100,462
Median Household Income
$50,162
Median Earnings
$1,496
Median Rent
$458,300
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?
Mixed-use property - Multi-use property in the heart of Beaumont with frontage.
Where is this mixed-use property located?
The property is located at 167 E 6th Street Beaumont, CA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Multi‑use property featuring commercial space and two apartments.; Prime location on 6th St in Beaumont with over 22 feet of frontage.; Freeway close location (less than 600 ft from I‑10).
