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    Mixed-Use Commercial Property in Arrowbear Title is generated by Realmo AI

    32765 Hilltop Boulevard, Running Springs, CA 92382

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    Claim this Listing
    New
    For Sale
    $1,500,000

    Commercial Sale - Arrowbear, CA

    Property size:
    6,232 SF
    Price / SF:
    $240/SF
    Added:
    May 23, 2026
    Days on Market:
    2
    Last Refresh:
    May 24 at 2:06 pm

    Property Features for 32765 Hilltop Boulevard

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    0295242290000
    Size
    6,232 SF

    Building Details

    Year built
    1984
    Architectural style
    Other

    We can help!

    Listing Contact
    Kim Sellers
    Kim Sellers

    Listing agent Kim Sellers License #01412099

    Listing office COLDWELL BANKER SKY RIDGE REALTY 27206 HWY 189, Lake Arrowhead, CA

    Listing date May 23, 2026

    MLS# IG26112405 Listing URL

    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.

    HighLights

    • Mixed‑use property offering both industrial and residential zoning components.
    • Approximately 6,232 sq. ft. of total gross building area across three separate structures.
    • Currently demised into four separate units, offering flexible usage options.
    • Includes a 1,934 sq. ft. retail/commercial storefront.
    • Features a substantial 2,416 sq. ft. two‑story workshop facility.
    • Located in the mountain community of Arrowbear.

    Overview

    Located in Arrowbear, this mixed-use property offers approximately 6,232 square feet of total gross building area across three separate structures. The property is situated on a uniquely configured parcel with both industrial and residential zoning components. It features a 1,934 sq. ft. retail/commercial storefront positioned at the front of the parcel, along with two additional industrial buildings situated toward the rear, including a 1,882 sq. ft. industrial/storage building and a substantial 2,416 sq. ft. two-story workshop facility. Additional shed storage provides even more flexibility for operations, equipment, or inventory. Improvements are currently demised into four separate units and are 100% owner occupied, offering a variety of potential uses for owner-users, contractors, light industrial operations, storage, service-based businesses, or future investment opportunities. The front portion of the parcel is zoned industrial, while the rear section includes residentially zoned land, creating unique possibilities for mixed-use functionality.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $992.5K
    NOI $89,328 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.28M
    NOI $89,328 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.79M
    NOI $89,328 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $134.6k $21.60
    − Vacancy −$7.0k −$1.12
    EGI $127.6k $20.48
    − OpEx −$38.3k −$6.14
    NOI $89.3k $14.33
    6,232 SF · lease $21.60/SF/yr · vacancy 5.20% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $1.28M
    $1.12M – $1.49M (±1% cap)
    NOI $89,328 @ 7.0% cap · market cap 5.96%
    Second Best
    Industrial
    $731.1K
    $639.7K – $852.9K (±1% cap)
    NOI $51,176 @ 7.0% cap · market cap 3.41%
    Theoretical Best
    Office A
    $1.31M
    $1.15M – $1.53M (±1% cap)
    NOI $92,018 @ 7.0% cap · market cap 6.13%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Storefront properties

    Map

    City
    Running Springs
    County
    San Bernardino
    State
    California
    Longitude
    -117.089
    Latitude
    34.1964

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    FAQs

    What type of property is this?
    Mixed-use property - Versatile mixed-use property with industrial and residential zoning components.
    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: Mixed‑use property offering both industrial and residential zoning components.; Approximately 6,232 sq. ft. of total gross building area across three separate structures.; Currently demised into four separate units, offering flexible usage options.
    (909) 725-1248
    We can help!
    Listing Contact
    Kim Sellers
    Kim Sellers
    Real Estate License ID: 01412099
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    32765 Hilltop Boulevard, Arrowbear, CA 92382
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