7-Guest-Room Hotel
For Sale
$1,499,000
17539 Elizabeth Lake Road, Lake Hughes, CA 93532
COMMERCIAL - Lake Hughes, CA
Property Size9,191 SF
Lot Size0.57 Acres
Price / SF$163.09
Days on Market14
Property Features for 17539 Elizabeth Lake Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
LA County CRU
Directions
Elizabeth Lake Rd. to Hill Trail
Subdivision
06 - Leona Vly & Lakes
Standard status
Active
APN
3241-018-020
Size
9,191 SF
Lot size
0.57 Acres
Utilities
Utilities
Propane
Heating system
Propane (Heating)
Cooling system
Wall/Window Unit(s)
Building Details
Year built
1929
Floors in Building
1
Listing Agency:
Seffi Toneman, Broker
(661) 600-1269
Listed By:
Seffi Toneman · License #01878066
(661) 600-1269
Added: Jul 27
Changed: Aug 4
Last Checked: Aug 9 at 2:06PM
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.
The Rock Inn is a hotel property built in 1929 featuring seven themed guest rooms and a private third-floor penthouse residence. The offering also includes an iconic restaurant and bar, along with a leased commercial building and an occupied three-unit apartment complex. Additional site components include four parcels included in the sale and three separate parking lots to support guest and customer parking.
The property is located at 17539 Elizabeth Lake Road in Lake Hughes, within Los Angeles County and zoned LA County CRU. Heating is provided via propane, and cooling is available through wall/window unit(s).
The operating restaurant business and full liquor license are also available for sale under separate terms, offering flexibility for continued operations or a new hospitality concept for an owner-operator.
The property is located at 17539 Elizabeth Lake Road in Lake Hughes, within Los Angeles County and zoned LA County CRU. Heating is provided via propane, and cooling is available through wall/window unit(s).
The operating restaurant business and full liquor license are also available for sale under separate terms, offering flexibility for continued operations or a new hospitality concept for an owner-operator.
Key Highlights
- Seven themed guest rooms plus a private third‑floor penthouse residence
- Four parcels included in the sale
- Iconic restaurant and bar and full liquor license available under separate terms
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
NOI $217,872 @ 7.0% cap · market cap 14.53%
Second Best
Hotel Hospitality
$818.6K
$716.3K – $955.0K
NOI $57,300 @ 7.0% cap · market cap 3.82%
Theoretical Best
Office A
$4.92M
$4.31M – $5.74M
NOI $344,458 @ 7.0% cap · market cap 22.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Hotel property with seven themed guest rooms, plus a private third-floor penthouse, zoned LA County CRU.
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: Seven themed guest rooms plus a private third‑floor penthouse residence; Four parcels included in the sale; Iconic restaurant and bar and full liquor license available under separate terms
