Mixed-Use Property with Development
For Sale
$419,000
23382 Crest Forest Drive, Crestline, CA 92325
Versatile property with income streams and development opportunities in Crestline.
Property Size1,760 SF
Lot Size0.17 Acres
Price / SF$238.07
Days on Market130
Property Features for 23382 Crest Forest Drive
General Information
Standard status
Active
Size
1,760 SF
Lot size
0.17 Acres
Property subtype
Commercial/Industrial
Building Details
Year Built
1945
Listing Agency:
NextHome Grandview
(626) 945-2509
Listed By:
Raffy Krikorian · License #02022762
(626) 945-2509
Source:
Exitrealty
Added: Apr 16
Changed: Aug 23
Last Checked: Aug 23 at 9:27AM
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 NextHome Grandview
Investment Insights
Based on property information with market context.
Located at 23382 Crest Forest Dr, this mixed-use property offers both residential and commercial possibilities in a mountain location. The property includes the adjacent vacant parcel at 23376 Crest Forest Dr, providing added flexibility, expansion potential, or future development opportunities. The existing structure, approximately 1,760 SF, features a street-level storefront currently leased on a month-to-month basis, suitable for retail, storage, or creative commercial use. This level includes a private bathroom. Above, a loft-style space with its own bathroom offers additional flexibility for office, residential, or live/work use. Below the main level, there is an office space currently rented month-to-month, as well as a separate studio unit with a private bathroom that will be delivered vacant. The property provides parking spaces. Situated on a 2,500 SF lot, the sale also includes the adjacent vacant parcel at 23376 Crest Forest Dr which sits on a 5,000 SF lot. With multiple income streams, flexible tenancy, and the inclusion of an adjacent vacant lot, this mixed-use property presents a unique opportunity for investors, owner-users, or those looking to create a custom live/work mountain retreat. It is conveniently located near Crestline Village, Lake Gregory, and local shops and dining.
Key Highlights
- Includes adjacent 5,000 SF vacant lot for expansion or development.
- Mixed‑use property with multiple income streams from existing tenants.
- Ample parking spaces**, a rare and valuable amenity.
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
$14,269
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
3.41%
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%
$285,380
$285.4K
Cap Rate 7%
$203,843
$203.8K
Cap Rate 9%
$158,544
$158.5K
Market Conditions
NOI Build-Up for 1,760 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
$24.3K $13.80/SF
− Vacancy
−$1.5K −$0.83/SF
EGI
$22.8K $12.97/SF
− OpEx
−$8.6K −$4.86/SF
NOI
$14.3K $8.11/SF
Area
San Bernardino County, CA
Vacancy
6.00%
Lease Rate
$13.80 /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%
$285,380
Cap Rate 7%
$203,843
Cap Rate 9%
$158,544
Alternative Uses
Best Use
Mixed Use
$203.8K
$178.4K – $237.8K
NOI $14,269 @ 7.0% cap · market cap 3.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$371.2K
$324.8K – $433.1K
NOI $25,987 @ 7.0% cap · market cap 6.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Explore this area
Business Placement
Demographics for 92325, CA
9,892
Population
6,692
Households
1.5
Avg Household Size
45
Median Age
28%
College-Educated
90%
High-School Grad
8.7 sq mi
ZIP Area
1,137
Density / Sq Mi
$79,254
Median Household Income
$49,704
Median Earnings
$1,514
Median Rent
$358,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile property with income streams and development opportunities in Crestline.
Where is this mixed-use property located?
The property is located at 23382 Crest Forest Drive Crestline, CA.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: Includes adjacent **5,000 SF vacant lot for expansion or development.**; Mixed‑use property with multiple income streams from existing tenants.; Ample parking spaces**, a rare and valuable amenity.
