Building Details

Year built 1929

Floors in Building 1

Listing Agency: Seffi Toneman, Broker

Listed By: Seffi Toneman · License #01878066 Show Phone

Added: Jul 27 Changed: Sep 7 Last Checked: Sep 14 at 10:06PM

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MLS# 26005918

Copyright © 2026 Greater Antelope Valley 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.

Built in 1929, this 9,191-square-foot hospitality property combines lodging, dining, entertainment, and residential uses across four parcels. Improvements include a restaurant and bar, seven themed guest rooms, a private third-floor penthouse residence, three separate parking lots, a leased commercial building, and an occupied three-unit apartment complex. Propane heating and wall/window unit cooling serve the property, with propane listed among the utilities.

The property is located in Lake Hughes within Los Angeles County and is zoned LA County CRU. Its setting provides access to nearby outdoor recreation, including the Angeles National Forest and Pacific Crest Trail. The operating restaurant business and full liquor license are available under separate terms, allowing the real estate and business components to be considered independently.

Key Highlights

• 9,191‑square‑foot hospitality property spanning four parcels
• Restaurant and bar with seven themed guest rooms
• Private third‑floor penthouse residence included

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

$57,300

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

3.82%

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%

$1,146,000 $1.1M

Cap Rate 7%

$818,571 $818.6K

Cap Rate 9%

$636,667 $636.7K

Market Conditions

NOI Build-Up for 9,191 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

$137.9K $15.00/SF

− Vacancy

−$17.2K −$1.88/SF

EGI

$120.6K $13.13/SF

− OpEx

−$63.3K −$6.89/SF

NOI

$57.3K $6.23/SF

Area

Los Angeles County, CA

Vacancy

12.50%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

52.50%

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%

$1,146,000

Cap Rate 7%

$818,571

Cap Rate 9%

$636,667

Alternative Uses

Best Use

Specialty Retail

$3.11M

$2.72M – $3.63M (±1% cap)

NOI $217,872 @ 7.0% cap · market cap 14.53%

Second Best

Multifamily LT 5

$2.29M

$2.01M – $2.68M (±1% cap)

NOI $160,508 @ 7.0% cap · market cap 10.71%

Theoretical Best

Office A

$4.92M

$4.31M – $5.74M (±1% cap)

NOI $344,458 @ 7.0% cap · market cap 22.98%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Hotels

Suggested Use

Top Pick Building Supply Auto Parts Store Garden Center Wine and Liquor Store Hair Salon Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

30

Businesses Nearby

Explore this area Business Placement

Demographics for 93532, CA

2,373

Population

1,174

Households

2

Avg Household Size

44

Median Age

23%

College-Educated

92%

High-School Grad

122.0 sq mi

ZIP Area

19

Density / Sq Mi

$99,432

Median Household Income

$54,159

Median Earnings

$1,700

Median Rent

$410,000

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this hotels located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Hotel - Mixed-use lodging and entertainment property with restaurant, bar, residential, and leased commercial components.

Where is this hotel located?

The property is located at 17539 Elizabeth Lake Road Lake Hughes, CA.

What is the asking price?

The asking price for this property is $1,499,000.

What are key features of this property?

This property features: 9,191‑square‑foot hospitality property spanning four parcels; Restaurant and bar with seven themed guest rooms; Private third‑floor penthouse residence included