Prime Outlet Center Along
For Sale
Contact for pricing
2796 Tanger Way, Barstow, CA 92311
Dominant shopping destination with high visibility and commuter route frontage.
Property Size177,669 SF
Price / SF$448.88
Days on Market221
Property Features for 2796 Tanger Way
General Information
Standard status
Active
Size
177,669 SF
Property subtype
Retail
Zoning
C-Commercial
Net Operating Income
$6,978,258
Building Details
Year Built
1994
Listing Agency:
CBRE - Orange County
Listed By:
Mark Damiani · License #0000
Source:
Crexi
Added: Jan 21
Changed: Aug 8
Last Checked: Aug 29 at 12:40PM
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 CBRE - Orange County
Investment Insights
Based on property information with market context.
The Outlets at Barstow benefit from a prime position along Interstate 15, the only major freeway linking Southern California to Las Vegas. This location provides visibility and accessibility for the nearly 60 million travelers and 19 million vehicles driving through annually. The center features tenants like Nike, Lacoste, Tumi, Levi’s, Skechers, and GUESS. The addition of 99 new Tesla/EV chargers draws patrons, creating 30–40 minute shopping windows and positioning the Outlets at Barstow as a midpoint charging stop. The property includes a large parcel, ample parking, and zoning that provide for uses and future pad development to serve the surrounding residents and tourist foot traffic. Four development-ready pads offer flexibility to sell individually. With combined traffic volumes approaching ±75,000 CPD along Interstate 15 and Lenwood Road, the property benefits from visibility, convenient ingress and egress, and abundant parking. It is enhanced by two adjacent hotels, Hampton Inn & Suites and Holiday Inn Express, offering a combined 210 rooms, along with over 20 nearby restaurant options including Raising Cane’s, In-N-Out, and Jersey Mike’s, which draw travelers and increase foot traffic. The property has over ±1,600 feet of frontage along Interstate 15 and a 105’ LED pylon sign facing freeway traffic. The property size is 177669 square feet.
Key Highlights
- Prime location on I‑15 with ±72,000 CPD, serving as a natural stop between Southern California and Las Vegas.
- Strong anchor tenancy with long‑term leases from well‑known brands.
- 99 Tesla/EV chargers attract new customers and create extended shopping opportunities.**
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
$2,546,665
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
3.19%
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%
$50,933,300
$50.9M
Cap Rate 7%
$36,380,929
$36.4M
Cap Rate 9%
$28,296,278
$28.3M
Market Conditions
NOI Build-Up for 177,669 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
$3.84M $21.60/SF
− Vacancy
−$199.6K −$1.12/SF
EGI
$3.64M $20.48/SF
− OpEx
−$1.09M −$6.14/SF
NOI
$2.55M $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%
$50,933,300
Cap Rate 7%
$36,380,929
Cap Rate 9%
$28,296,278
Alternative Uses
Best Use
Retail
$36.38M
$31.83M – $42.44M
NOI $2,546,665 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$37.48M
$32.79M – $43.72M
NOI $2,623,367 @ 7.0% cap · market cap 3.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Outlets at Barstow — 2796 Tanger Way, Barstow, CA 92311
- Sunglass Hut — 2796 Tanger Way #320, Barstow, CA 92311
- Ayashinju Jewelry — B, 2590 Mercantile Way Unit 19, Barstow, CA 92311
- Coin Cloud Bitcoin ATM — 2974 Lenwood Rd, Barstow, CA 92311
Frequently Asked Questions
What type of property is this?
Shopping center - Dominant shopping destination with high visibility and commuter route frontage.
Where is this shopping center located?
The property is located at 2796 Tanger Way Barstow, CA.
What is the asking price?
The asking price for this property is $79,752,000.
What are key features of this property?
This property features: Prime location on I‑15 with ±72,000 CPD, serving as a natural stop between Southern California and Las Vegas.; Strong anchor tenancy with long‑term leases from well‑known brands.; 99 Tesla/EV chargers attract new customers and create extended shopping opportunities.**
