Retail in Historic Uptown
For Sale
$550,000
35222 Yucaipa Blvd, Yucaipa, CA 92399
Freestanding retail building with high-visibility in a pedestrian-friendly area.
Property Size1,104 SF
Lot Size0.27 Acres
Price / SF$498.19
Days on Market153
Property Features for 35222 Yucaipa Blvd
General Information
Standard status
Active
Size
1,104 SF
Lot size
0.27 Acres
Property subtype
Commercial
Building Details
Building Size
1,104 SF
Year Built
1949
Listing Agency:
KELLER WILLIAMS REALTY
(909) 330-8123
Listed By:
Teri Alvarez · License #01498790
(909) 330-8123
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 12:01PM
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 KELLER WILLIAMS REALTY
Investment Insights
Based on property information with market context.
This freestanding retail property is available for sale in historic Uptown Yucaipa, featuring 40 feet of frontage on Yucaipa Boulevard. The property includes 1,104 square feet of combined space across two parcel lots with addresses of 35222-35232 Yucaipa Blvd. It consists of a 576-square-foot retail space and a 528-square-foot garage/workshop, along with an outdoor shed for added storage. The front retail structure has undergone extensive interior demolition in preparation for adaptive reuse and modernization. The property is fully fenced with a secured yard and an additional rear access gate via the alley off Adams Street, providing convenient front and back ingress. Located one block from Yucaipa’s Uptown revitalization corridor, this site offers a high-visibility, pedestrian-friendly opportunity for retail, office, or creative commercial use. It falls under the LMU Limited Mixed-Use District/Uptown Specific Plan and is zoned CG General Commercial. Buyer must verify zoning and use with the City of Yucaipa and agrees to comply with Seller's required 1031-Exchange for replacement property.
Key Highlights
- High‑visibility location with 40' frontage on Yucaipa Blvd in Historic Uptown Yucaipa.
- Adaptive reuse opportunity with interior demolition already completed.
- Zoned CG General Commercial and located in LMU Limited Mixed‑Use District/Uptown Specific Plan.
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
$15,824
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
2.88%
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%
$316,480
$316.5K
Cap Rate 7%
$226,057
$226.1K
Cap Rate 9%
$175,822
$175.8K
Market Conditions
NOI Build-Up for 1,104 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
$23.8K $21.60/SF
− Vacancy
−$1.2K −$1.12/SF
EGI
$22.6K $20.48/SF
− OpEx
−$6.8K −$6.14/SF
NOI
$15.8K $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%
$316,480
Cap Rate 7%
$226,057
Cap Rate 9%
$175,822
Alternative Uses
Best Use
Retail
$226.1K
$197.8K – $263.7K
NOI $15,824 @ 7.0% cap · market cap 2.88%
Second Best
Office B
$185.6K
$162.4K – $216.6K
NOI $12,994 @ 7.0% cap · market cap 2.36%
Theoretical Best
Office A
$232.9K
$203.8K – $271.7K
NOI $16,301 @ 7.0% cap · market cap 2.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92399, CA
55,794
Population
19,382
Households
2.9
Avg Household Size
40
Median Age
26%
College-Educated
89%
High-School Grad
53.6 sq mi
ZIP Area
1,041
Density / Sq Mi
$94,718
Median Household Income
$46,011
Median Earnings
$1,658
Median Rent
$472,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Caipa Florist & Flower Delivery Yucaipa CA — 34840 Yucaipa Blvd, Yucaipa, CA 92399
Frequently Asked Questions
What type of property is this?
Storefront property - Freestanding retail building with high-visibility in a pedestrian-friendly area.
Where is this storefront property located?
The property is located at 35222 Yucaipa Blvd Yucaipa, CA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: High‑visibility location with 40' frontage on Yucaipa Blvd in Historic Uptown Yucaipa.; Adaptive reuse opportunity with interior demolition already completed.; Zoned CG General Commercial and located in LMU Limited Mixed‑Use District/Uptown Specific Plan.
