Two-Unit Retail
New
For Sale
$330,000
25619 Main, Barstow, CA 92311
Leased commercial property with a connected interior layout and an operating retail tenant in place.
Property Size940 SF
Days on Market2
Property Features for 25619 Main
General Information
Standard status
Active
Size
940 SF
Property subtype
Commercial
Building Details
Building Size
940 SF
Buildings
1
Units
2
Tenancy
Single
Listing Agency:
Heritage Real Estate
(888) 477-5462
Listed By:
Jaanie Segura · License #02025013
Source:
Elliman
Added: Aug 11
Changed: Aug 12
Last Checked: Aug 12 at 3:19AM
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 Heritage Real Estate
Investment Insights
Based on property information with market context.
This retail property includes one building configured as two units. An interior opening connects the spaces, creating a larger combined area for the current operation, while the building retains two separate addresses. The property is presently occupied by a vape and smoke shop under an existing lease.
Located at 25619 Main in Barstow, California, the asset is identified for retail use. Walk Score is 3, Bike Score is 31, and Transit Score is 26, reflecting a car-dependent setting with limited transit access and some bicycle connectivity.
Located at 25619 Main in Barstow, California, the asset is identified for retail use. Walk Score is 3, Bike Score is 31, and Transit Score is 26, reflecting a car-dependent setting with limited transit access and some bicycle connectivity.
Key Highlights
- One building configured as two connected retail units
- Interior wall opening combines the units into one larger operating area
- Two addresses associated with the building
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
$13,474
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
4.08%
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%
$269,480
$269.5K
Cap Rate 7%
$192,486
$192.5K
Cap Rate 9%
$149,711
$149.7K
Market Conditions
NOI Build-Up for 940 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
$20.3K $21.60/SF
− Vacancy
−$1.1K −$1.12/SF
EGI
$19.2K $20.48/SF
− OpEx
−$5.8K −$6.14/SF
NOI
$13.5K $14.33/SF
Area
San Bernardino County, CA
Vacancy
5.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$269,480
Cap Rate 7%
$192,486
Cap Rate 9%
$149,711
Alternative Uses
Best Use
Retail
$192.5K
$168.4K – $224.6K
NOI $13,474 @ 7.0% cap · market cap 4.08%
Second Best
Mixed Use
$108.9K
$95.3K – $127.0K
NOI $7,621 @ 7.0% cap · market cap 2.31%
Theoretical Best
Office A
$198.3K
$173.5K – $231.3K
NOI $13,880 @ 7.0% cap · market cap 4.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Explore this area
Business Placement
Demographics for 92311, CA
34,524
Population
13,707
Households
2.5
Avg Household Size
33
Median Age
11%
College-Educated
84%
High-School Grad
424.4 sq mi
ZIP Area
81
Density / Sq Mi
$59,338
Median Household Income
$38,871
Median Earnings
$1,081
Median Rent
$217,500
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?
Retail space - Leased commercial property with a connected interior layout and an operating retail tenant in place.
Where is this retail space located?
The property is located at 25619 Main Barstow, CA.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: One building configured as two connected retail units; Interior wall opening combines the units into one larger operating area; Two addresses associated with the building
