Multifamily Units Near Downtown
For Sale
$850,000
Pending
401 West Fredricks Street, Barstow, CA 92311
Eleven-unit multifamily property with private backyards near downtown Barstow.
Property Size5,150 SF
Days on Market417
Property Features for 401 West Fredricks Street
General Information
Standard status
Pending
Size
5,150 SF
Property subtype
Residential Income
Zoning
See Remark
Building Details
Year Built
1942
Buildings
11
Units
11
Listing Agency:
Coldwell Banker Commercial Rea
Listed By:
Jerrad Schendel · License #01971338
(760) 684-8000
Source:
Compass
Added: Jul 15, 2025
Changed: Aug 23
Last Checked: Jul 24 at 5:58PM
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 Coldwell Banker Commercial Rea
Investment Insights
Based on property information with market context.
This multifamily property features 11 individual units designed in a cabana style, each with private backyards and no shared walls. The property is located a few blocks from Downtown Barstow and Barstow High School, with convenient access to I-15 and I-40 freeways. The city of Barstow is anticipating growth due to BSNF's planned investment of 2 billion dollars, which is expected to bring approximately 20 thousand jobs to the area.
Key Highlights
- Significant growth potential due to BSNF's $2 billion investment and projected 20,000 new jobs in Barstow.
- Proximity to I‑15 and I‑40 freeways for convenient transportation.
- 11 individual units offering a strong investment opportunity.
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
$45,592
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
5.36%
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%
$911,840
$911.8K
Cap Rate 7%
$651,314
$651.3K
Cap Rate 9%
$506,578
$506.6K
Market Conditions
NOI Build-Up for 5,150 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
$88.4K $17.16/SF
− Vacancy
−$5.5K −$1.06/SF
EGI
$82.9K $16.10/SF
− OpEx
−$37.3K −$7.24/SF
NOI
$45.6K $8.85/SF
Area
San Bernardino County, CA
Vacancy
6.20%
Lease Rate
$17.16 /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%
$911,840
Cap Rate 7%
$651,314
Cap Rate 9%
$506,578
Alternative Uses
Best Use
Apartment 5plus
$651.3K
$569.9K – $759.9K
NOI $45,592 @ 7.0% cap · market cap 5.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$950.5K – $1.27M
NOI $76,042 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
659
Businesses Nearby
Explore this area
Business Placement
Demographics for 92311, CA
34,524
Population
13,707
Households
2.5
Avg Household Size
33
Median Age
11%
College-Educated
84%
High-School Grad
424.4 sq mi
ZIP Area
81
Density / Sq Mi
$59,338
Median Household Income
$38,871
Median Earnings
$1,081
Median Rent
$217,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Eleven-unit multifamily property with private backyards near downtown Barstow.
Where is this multifamily property located?
The property is located at 401 West Fredricks Street Barstow, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Significant growth potential due to BSNF's $2 billion investment and projected 20,000 new jobs in Barstow.; Proximity to I‑15 and I‑40 freeways for convenient transportation.; 11 individual units offering a strong investment opportunity.
