Retail Storefront and Rear
For Sale
$197,000
3925 Lake Isabella Blvd, Lake Isabella, CA 93240
SINGLE_FAMILY - Lake Isabella, CA
Property Size1,400 SF
Lot Size0.35 Acres
Price / SF$140.71
Days on Market206
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
Bedroom 1, Bathroom 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)
Building Details
Year built
1958
Floors in Building
1
Listing Agency:
Miramar Realty - Lake Isabella
(760) 417-2444
Listed By:
Julie Jones · License #01366537
(760) 417-2444
Added: Jan 24
Changed: Aug 4
Last Checked: Aug 18 at 11:06AM
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 C2-zoned commercial property features front retail store frontage and a separate residence at the rear of the site. The property is in need of improvement, offering a blank-canvas setup for an owner-operator or tenant looking to shape the space to fit their needs.
Located directly on Lake Isabella Blvd in Lake Isabella, it provides a mix of commercial and residential uses on one parcel. The sale also includes a 40-foot cargo container retrofitted with shelving and workspace, along with a metal carport for covered parking or equipment.
With multiple structures on the lot, the layout supports a combined live/work or mixed-use approach, depending on how the space is reconfigured.
Located directly on Lake Isabella Blvd in Lake Isabella, it provides a mix of commercial and residential uses on one parcel. The sale also includes a 40-foot cargo container retrofitted with shelving and workspace, along with a metal carport for covered parking or equipment.
With multiple structures on the lot, the layout supports a combined live/work or mixed-use approach, depending on how the space is reconfigured.
Key Highlights
- C2‑zoned commercial property directly on Lake Isabella Blvd with highway frontage and retail store frontage
- Rear separate residence on the same lot for owner‑operator, caretaker, or rental use
- Includes a 40‑foot cargo container retrofitted with shelving and workspace for storage, inventory, or workshop
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
$16,128
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
8.19%
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%
$322,560
$322.6K
Cap Rate 7%
$230,400
$230.4K
Cap Rate 9%
$179,200
$179.2K
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
$30.2K $21.60/SF
− Vacancy
−$916 −$0.65/SF
EGI
$29.3K $20.95/SF
− OpEx
−$13.2K −$9.43/SF
NOI
$16.1K $11.52/SF
Area
Kern County, CA
Vacancy
3.03%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
45.00%
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%
$322,560
Cap Rate 7%
$230,400
Cap Rate 9%
$179,200
Alternative Uses
Best Use
Apartment 5plus
$230.4K
$201.6K – $268.8K
NOI $16,128 @ 7.0% cap · market cap 8.19%
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
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
223
Businesses Nearby
27k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Groceries 30%
Shops & Services 13%
Taco Bell
Dining
8,998 visits/mo
0.3 miles
Grocery Outlet Bargain Market
Groceries
8,089 visits/mo
0.2 miles
SUBWAY
Dining
2,903 visits/mo
0.3 miles
Shell
Shops & Services
2,331 visits/mo
0.4 miles
Wienerschnitzel
Dining
2,076 visits/mo
0.3 miles
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
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - C2-zoned property includes front retail frontage and a separate rear residence, plus a retrofitted cargo container and metal carport.
Where is this storefront 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‑zoned commercial property directly on Lake Isabella Blvd with highway frontage and retail store frontage; Rear separate residence on the same lot for owner‑operator, caretaker, or rental use; Includes a 40‑foot cargo container retrofitted with shelving and workspace for storage, inventory, or workshop
