Renovated Corner Single-Story
For Sale
$499,000
395 W 4th, Beaumont, CA 92223
COMMERCIAL - Beaumont, CA
Property Size1,000 SF
Lot Size0.21 Acres
Price / SF$499
Days on Market134
Property Features for 395 W 4th
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Chain Link
Directions
Between Veile and California Avenue South of the 60 FWY.
Subdivision
263 - Banning/Beaumont/Cherry Valley
Standard status
Active
APN
417122001
Lot size
0.21 Acres
Utilities
Cooling system
Ductless
Building Details
Year built
1949
Listing Agency:
RE/MAX ADVANTAGE · RE/MAX International
(909) 797-4133
Listed By:
BRANDON MIHLD · License #01968068
(909) 709-9841
Added: Apr 6
Changed: Aug 4
Last Checked: Aug 17 at 12:06AM
MLS# IG26074129
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 fully renovated single-story residence at 395 W 4th St, Beaumont, CA offers a flexible layout with two bedrooms and one bathroom. The interior features new flooring, fresh interior and exterior paint, updated cabinetry, modern appliances, and window improvements. The property also includes a detached two-car garage and upgraded electrical panels for both the home and the garage, supporting functionality for current use and future adaptability.
The home sits on a spacious 9,148-square-foot corner lot (just under a quarter acre), providing additional privacy and room to support a variety of configurations. The detached garage, combined with the corner-lot positioning, adds practical utility for occupants and potential business use where permitted.
A key differentiator is the manufacturing zoning, which can broaden the range of permitted possibilities beyond traditional residential use. This configuration may appeal to buyers looking for a live/work setup or those seeking a property with expanded use flexibility, subject to applicable zoning requirements and approvals. With a clean, move-in-ready condition and dedicated garage parking, the property offers a straightforward base for a range of residential and mixed-use objectives.
The home sits on a spacious 9,148-square-foot corner lot (just under a quarter acre), providing additional privacy and room to support a variety of configurations. The detached garage, combined with the corner-lot positioning, adds practical utility for occupants and potential business use where permitted.
A key differentiator is the manufacturing zoning, which can broaden the range of permitted possibilities beyond traditional residential use. This configuration may appeal to buyers looking for a live/work setup or those seeking a property with expanded use flexibility, subject to applicable zoning requirements and approvals. With a clean, move-in-ready condition and dedicated garage parking, the property offers a straightforward base for a range of residential and mixed-use objectives.
Key Highlights
- Fully renovated single‑story home built in 1949 with 2 bedrooms and 1 bathroom
- Nearly 1,000 SF of upgraded living space with new flooring, fresh interior/exterior paint, updated cabinetry, modern appliances, and new windows
- Detached two‑car garage with upgraded electrical panels for both the home and garage
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
$16,187
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
3.24%
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%
$323,740
$323.7K
Cap Rate 7%
$231,243
$231.2K
Cap Rate 9%
$179,856
$179.9K
Market Conditions
NOI Build-Up for 1,000 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
$30.0K $30.00/SF
− Vacancy
−$570 −$0.57/SF
EGI
$29.4K $29.43/SF
− OpEx
−$13.2K −$13.24/SF
NOI
$16.2K $16.19/SF
Area
Riverside County, CA
Vacancy
1.90%
Lease Rate
$30.00 /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%
$323,740
Cap Rate 7%
$231,243
Cap Rate 9%
$179,856
Alternative Uses
Best Use
Apartment 5plus
$231.2K
$202.3K – $269.8K
NOI $16,187 @ 7.0% cap · market cap 3.24%
Second Best
Office B
$224.5K
$196.4K – $261.9K
NOI $15,712 @ 7.0% cap · market cap 3.15%
Theoretical Best
Office A
$299.6K
$262.1K – $349.5K
NOI $20,971 @ 7.0% cap · market cap 4.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Explore this area
Business Placement
Demographics for 92223, CA
59,924
Population
20,579
Households
2.9
Avg Household Size
38
Median Age
27%
College-Educated
88%
High-School Grad
45.0 sq mi
ZIP Area
1,332
Density / Sq Mi
$100,462
Median Household Income
$50,162
Median Earnings
$1,496
Median Rent
$458,300
Median Home Value
Market
Vacancy Rate% for Office 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?
Live-work space - Fully renovated single-story home on a corner lot with detached two-car garage and manufacturing zoning.
Where is this live-work space located?
The property is located at 395 W 4th Beaumont, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Fully renovated single‑story home built in 1949 with 2 bedrooms and 1 bathroom; Nearly 1,000 SF of upgraded living space with new flooring, fresh interior/exterior paint, updated cabinetry, modern appliances, and new windows; Detached two‑car garage with upgraded electrical panels for both the home and garage
