Versatile Mixed-Use Property in
For Sale
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27157 Twenty Mule Team Rd, Boron, CA 93516
Commercial property on a large lot with versatile space.
Property Size2,337 SF
Lot Size0.87 Acres
Price / SF$106.97
Days on Market715
Property Features for 27157 Twenty Mule Team Rd
General Information
Standard status
Active
Size
2,337 SF
Lot size
0.87 Acres
Property subtype
Mixed Use
Zoning
c-2
Building Details
Year Built
1966
Buildings
1
Stories
1
Listing Agency:
JohnHart Real Estate
(818) 640-0208
Listed By:
Syuzi Hakobyan · License #CA 02126702
Source:
Crexi
Added: Sep 10, 2024
Changed: Aug 11
Last Checked: Aug 23 at 9:54AM
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 JohnHart Real Estate
Investment Insights
Based on property information with market context.
Located on a well-known street in Boron, this mixed-use commercial property offers a versatile space of 2,337 SqFt, situated on a 37,897 SqFt lot. The property is suitable for a business, office, or warehouse. Included in the sale are lifts, compressors, racks, a swamp cooler, and a machine for changing tires. The property features new plumbing with new drainage. Its location on Twenty Mule Team Road provides excellent visibility.
Key Highlights
- Large 37,897 SqFt lot size offers ample space for various uses.
- Includes essential equipment: Lifts, compressors, racks, swamp cooler and machine to change tires.
- Versatile 2,337 SqFt mixed‑use space suitable for business, office, or warehouse.
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
$22,085
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
8.83%
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%
$441,700
$441.7K
Cap Rate 7%
$315,500
$315.5K
Cap Rate 9%
$245,389
$245.4K
Market Conditions
NOI Build-Up for 2,337 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
$39.3K $16.80/SF
− Vacancy
−$3.9K −$1.68/SF
EGI
$35.3K $15.12/SF
− OpEx
−$13.3K −$5.67/SF
NOI
$22.1K $9.45/SF
Area
Kern County, CA
Vacancy
10.00%
Lease Rate
$16.80 /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%
$441,700
Cap Rate 7%
$315,500
Cap Rate 9%
$245,389
Alternative Uses
Best Use
Warehouse
$499.3K
$436.9K – $582.5K
NOI $34,948 @ 7.0% cap · market cap 13.98%
Second Best
Industrial
$411.1K
$359.8K – $479.7K
NOI $28,780 @ 7.0% cap · market cap 11.51%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
Explore this area
Business Placement
Demographics for 93516, CA
2,114
Population
1,286
Households
1.6
Avg Household Size
39
Median Age
22%
College-Educated
82%
High-School Grad
28.6 sq mi
ZIP Area
74
Density / Sq Mi
$71,250
Median Household Income
$46,163
Median Earnings
$981
Median Rent
$102,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial property on a large lot with versatile space.
Where is this mixed-use property located?
The property is located at 27157 Twenty Mule Team Rd Boron, CA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Large 37,897 SqFt lot size offers ample space for various uses.; Includes essential equipment: Lifts, compressors, racks, swamp cooler and machine to change tires.; Versatile 2,337 SqFt mixed‑use space suitable for business, office, or warehouse.
