Live-Work Industrial
For Sale
$249,900
2800 Patton, Bakersfield, CA 93308
Industrial buildings totaling about 1,283 square feet can be used as office or living space options.
Property Size1,283 SF
Price / SF$194.78
Days on Market126
Property Features for 2800 Patton
General Information
Standard status
Active
Size
1,283 SF
Building Details
Year Built
1948
Listing Agency:
Open Door Real Estate
Listed By:
Miguel Hernandez · License #01904653
(661) 778-9135
Source:
Myfabuloushome
Added: May 9
Changed: Sep 10
Last Checked: Sep 9 at 10:01PM
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 Open Door Real Estate
Investment Insights
Based on property information with market context.
This industrial property includes buildings totaling approximately 1,283 square feet, designed to support flexible use as either modern office space or living space. The configuration offers a live-work style option for buyers seeking a property that can be adapted to different day-to-day needs.
The site is located on the northwest side of Bakersfield, CA 93308. Walk and bike scores are listed as 57 (Somewhat Walkable) and 49 (Somewhat Bikeable), with a transit score of 27 (Some Transit).
For sale, this is a single property that combines office and residential potential within an industrial setting, providing a straightforward option for those looking for adaptable space in Bakersfield.
The site is located on the northwest side of Bakersfield, CA 93308. Walk and bike scores are listed as 57 (Somewhat Walkable) and 49 (Somewhat Bikeable), with a transit score of 27 (Some Transit).
For sale, this is a single property that combines office and residential potential within an industrial setting, providing a straightforward option for those looking for adaptable space in Bakersfield.
Key Highlights
- Industrial buildings totaling about 1,283 SF can be converted for office or living space use
- Year built: 1948
- Located on the northwest side of Bakersfield
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
$16,974
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
6.79%
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%
$339,480
$339.5K
Cap Rate 7%
$242,486
$242.5K
Cap Rate 9%
$188,600
$188.6K
Market Conditions
NOI Build-Up for 1,283 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
$26.9K $21.00/SF
− Vacancy
−$4.3K −$3.36/SF
EGI
$22.6K $17.64/SF
− OpEx
−$5.7K −$4.41/SF
NOI
$17.0K $13.23/SF
Area
Bakersfield, CA
Vacancy
16.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$339,480
Cap Rate 7%
$242,486
Cap Rate 9%
$188,600
Alternative Uses
Best Use
Office B
$242.5K
$212.2K – $282.9K
NOI $16,974 @ 7.0% cap · market cap 6.79%
Second Best
Mixed Use
$230.1K
$201.4K – $268.5K
NOI $16,108 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$340.5K
$297.9K – $397.2K
NOI $23,833 @ 7.0% cap · market cap 9.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
550
Businesses Nearby
Explore this area
Business Placement
Demographics for 93308, CA
56,037
Population
21,443
Households
2.6
Avg Household Size
35
Median Age
18%
College-Educated
84%
High-School Grad
344.6 sq mi
ZIP Area
163
Density / Sq Mi
$59,511
Median Household Income
$39,676
Median Earnings
$1,260
Median Rent
$298,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Live-work space - Industrial buildings totaling about 1,283 square feet can be used as office or living space options.
Where is this live-work space located?
The property is located at 2800 Patton Bakersfield, CA.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Industrial buildings totaling about 1,283 SF can be converted for office or living space use; Year built: 1948; Located on the northwest side of Bakersfield
