Mixed-Use Property with Multiple
For Sale
$1,500,000
32765 Hilltop Boulevard, Running Springs, CA 92382
Commercial Sale, Arrowbear, CA
Property Size6,232 SF
Price / SF$240.69
Days on Market96
Property Features for 32765 Hilltop Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Hwy 18 past Running Springs "Arrowhead Enterprises"
Subdivision
288 - Running Springs
Standard status
Active
APN
0295242290000
Building Details
Year built
1984
Listing Agency:
COLDWELL BANKER SKY RIDGE REALTY · Coldwell Banker Real Estate
(909) 336-2131
Listed By:
Kim Sellers · License #01412099
(909) 725-1248
Added: May 23
Changed: Aug 20
Last Checked: Aug 26 at 2:06PM
MLS# IG26112405
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes approximately 6,232 square feet across three structures. The front building provides 1,934 square feet of retail and commercial space, while the rear improvements include an 1,882-square-foot industrial and storage building plus a 2,416-square-foot, two-story workshop. Additional shed storage supports equipment or inventory needs.
The improvements are divided into four units and are currently 100% owner occupied. The property can accommodate several occupants with separate meters. Its front section carries industrial zoning, while the rear portion includes residentially zoned land, creating a combination of commercial and residential zoning components. The property is located at 32765 Hilltop Boulevard in Arrowbear, California, and was built in 1984.
The improvements are divided into four units and are currently 100% owner occupied. The property can accommodate several occupants with separate meters. Its front section carries industrial zoning, while the rear portion includes residentially zoned land, creating a combination of commercial and residential zoning components. The property is located at 32765 Hilltop Boulevard in Arrowbear, California, and was built in 1984.
Key Highlights
- Approximately 6,232 square feet across three separate structures
- 1,934‑square‑foot retail and commercial storefront at the front of the parcel
- 1,882‑square‑foot industrial and storage 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
$89,328
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
5.96%
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%
$1,786,560
$1.8M
Cap Rate 7%
$1,276,114
$1.3M
Cap Rate 9%
$992,533
$992.5K
Market Conditions
NOI Build-Up for 6,232 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
$134.6K $21.60/SF
− Vacancy
−$7.0K −$1.12/SF
EGI
$127.6K $20.48/SF
− OpEx
−$38.3K −$6.14/SF
NOI
$89.3K $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%
$1,786,560
Cap Rate 7%
$1,276,114
Cap Rate 9%
$992,533
Alternative Uses
Best Use
Retail
$1.28M
$1.12M – $1.49M
NOI $89,328 @ 7.0% cap · market cap 5.96%
Second Best
Warehouse
$887.8K
$776.8K – $1.04M
NOI $62,143 @ 7.0% cap · market cap 4.14%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $92,018 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 92382, CA
5,721
Population
4,006
Households
1.4
Avg Household Size
45
Median Age
36%
College-Educated
95%
High-School Grad
20.4 sq mi
ZIP Area
280
Density / Sq Mi
$85,208
Median Household Income
$53,164
Median Earnings
$1,731
Median Rent
$373,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three buildings combine storefront, industrial, and workshop space for varied commercial operations.
Where is this mixed-use property located?
The property is located at 32765 Hilltop Boulevard Running Springs, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Approximately 6,232 square feet across three separate structures; 1,934‑square‑foot retail and commercial storefront at the front of the parcel; 1,882‑square‑foot industrial and storage building
