Mixed-Use Building with
For Sale
$197,000
3925 Lake Isabella Blvd, Lake Isabella, CA 93240
Commercial Building, Lake Isabella, CA
Property Size1,400 SF
Lot Size0.35 Acres
Price / SF$140.71
Days on Market252
Property Features for 3925 Lake Isabella Blvd
General Information
Property type
Residential
Property subtype
Retail
Zoning
C2 General Commercial
Bedrooms
1
Bathrooms
2
Half bathrooms
1
Rooms
Bathroom 1, Bedroom 1, Bathroom 2
Subdivision
Lake Isabella Town
Directions
Lake Isabella Blvd to sign, next door to Bodfish Market
Standard status
Active
APN
264-072-03
Size
1,400 SF
Lot size
0.35 Acres
Utilities
Cooling system
Window Unit(s)
Amenities
cargo container
metal carport
Building Details
Year built
1958
Floors in Building
1
Listing Agency:
Miramar Realty - Lake Isabella
(760) 417-2444
Listed By:
Julie Jones · License #01366537
(661) 282-8980
Added: Jan 24
Changed: Sep 16
Last Checked: Oct 3 at 10:06AM
MLS# 2608003
Copyright © 2026 Southern Sierra MLS. 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 property includes a 1,400-square-foot commercial building with retail-facing frontage and a separate residence positioned at the rear. The residential component includes 1 bedroom and 2 bathrooms. Built in 1958, the property has window-unit cooling and is zoned C2 General Commercial.
The 0.35-acre site is located at 3925 Lake Isabella Blvd in Lake Isabella, California. Additional improvements include a 40-foot cargo container fitted with shelving and workspace, plus a metal carport. The combination of commercial and residential structures, on-site storage, and covered parking supports a range of live-work and business configurations within the existing improvements.
The 0.35-acre site is located at 3925 Lake Isabella Blvd in Lake Isabella, California. Additional improvements include a 40-foot cargo container fitted with shelving and workspace, plus a metal carport. The combination of commercial and residential structures, on-site storage, and covered parking supports a range of live-work and business configurations within the existing improvements.
Key Highlights
- C2 General Commercial zoning
- 1,400‑square‑foot commercial building with retail‑facing frontage
- Separate rear residence with 1 bedroom and 2 bathrooms
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
$16,087
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
8.17%
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%
$321,740
$321.7K
Cap Rate 7%
$229,814
$229.8K
Cap Rate 9%
$178,744
$178.7K
Market Conditions
NOI Build-Up for 1,400 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
$24.4K $17.40/SF
− Vacancy
−$2.9K −$2.08/SF
EGI
$21.4K $15.32/SF
− OpEx
−$5.4K −$3.83/SF
NOI
$16.1K $11.49/SF
Area
Kern County, CA
Vacancy
11.95%
Lease Rate
$17.40 /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%
$321,740
Cap Rate 7%
$229,814
Cap Rate 9%
$178,744
Alternative Uses
Best Use
Office B
$229.8K
$201.1K – $268.1K
NOI $16,087 @ 7.0% cap · market cap 8.17%
Second Best
Retail
$197.6K
$172.9K – $230.6K
NOI $13,833 @ 7.0% cap · market cap 7.02%
Theoretical Best
Warehouse
$299.1K
$261.7K – $348.9K
NOI $20,936 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Explore this area
Business Placement
Demographics for 93240, CA
5,691
Population
3,319
Households
1.7
Avg Household Size
50
Median Age
10%
College-Educated
91%
High-School Grad
58.0 sq mi
ZIP Area
98
Density / Sq Mi
$28,535
Median Household Income
$30,898
Median Earnings
$1,129
Median Rent
$203,500
Median Home Value
Check the figures for this property
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?
Mixed-use property - C2-zoned property combines a retail-facing commercial building with a separate rear residence and supplemental storage improvements.
Where is this mixed-use property located?
The property is located at 3925 Lake Isabella Blvd Lake Isabella, CA.
What is the asking price?
The asking price for this property is $197,000.
What are key features of this property?
This property features: C2 General Commercial zoning; 1,400‑square‑foot commercial building with retail‑facing frontage; Separate rear residence with 1 bedroom and 2 bathrooms
