Village Retail Building with Upstairs
For Sale
$1,200,000
40716 Village, Big Bear Lake, CA 92315
SINGLE_FAMILY - Big Bear Lake, CA
Property Size3,116 SF
Price / SF$385.11
Days on Market250
Property Features for 40716 Village
General Information
Property type
Residential
Property subtype
Retail
Zoning
Village Specific
Directions
Cross Street: Cottage
Subdivision
289 - Big Bear Area
Standard status
Active
APN
0308165010000
Building Details
Year built
1981
Listing Agency:
KELLER WILLIAMS BIG BEAR · Keller Williams Realty
(909) 866-4949
Listed By:
Michael Dolan · License #00752899
(562) 577-9958
Added: Dec 9, 2025
Changed: Jul 6
Last Checked: Aug 16 at 6:06PM
MLS# IG25274892
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 village retail building offers flexible use with a main level that can be divided into two or three units, along with an upstairs unit. The property is a commercial retail structure totaling approximately 3,116 square feet, and it is being offered for sale as real estate only. Zoning is listed as “Village Specific,” supporting retail use within the village setting.
The building is described as having high visibility and being located in the heart of the Village. In the current configuration, the property is occupied by SUPERHERO TOYS AND MORE and LA FIESTA CANDY STORE.
For buyers or operators seeking a retail property that can accommodate multiple tenants, the layout provides options to lease the space as a whole or split it into separate suites on the main level. The current tenant indicates interest in signing a long-term lease either to continue renting the entire building or to lease a portion, which may support continuity for an owner looking to manage occupancy with existing retail users.
The building is described as having high visibility and being located in the heart of the Village. In the current configuration, the property is occupied by SUPERHERO TOYS AND MORE and LA FIESTA CANDY STORE.
For buyers or operators seeking a retail property that can accommodate multiple tenants, the layout provides options to lease the space as a whole or split it into separate suites on the main level. The current tenant indicates interest in signing a long-term lease either to continue renting the entire building or to lease a portion, which may support continuity for an owner looking to manage occupancy with existing retail users.
Key Highlights
- Approximately 3,116 SF commercial retail building (Village retail building), built in 1981
- Main level can be divided into two or three units, plus an upstairs unit
- Existing tenants include Superhero Toys and More and La Fiesta Candy Store
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
$44,664
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
3.72%
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%
$893,280
$893.3K
Cap Rate 7%
$638,057
$638.1K
Cap Rate 9%
$496,267
$496.3K
Market Conditions
NOI Build-Up for 3,116 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
$67.3K $21.60/SF
− Vacancy
−$3.5K −$1.12/SF
EGI
$63.8K $20.48/SF
− OpEx
−$19.1K −$6.14/SF
NOI
$44.7K $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%
$893,280
Cap Rate 7%
$638,057
Cap Rate 9%
$496,267
Alternative Uses
Best Use
Retail
$638.1K
$558.3K – $744.4K
NOI $44,664 @ 7.0% cap · market cap 3.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$657.3K
$575.1K – $766.8K
NOI $46,009 @ 7.0% cap · market cap 3.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 92315, CA
5,148
Population
9,861
Households
0.5
Avg Household Size
51
Median Age
34%
College-Educated
92%
High-School Grad
29.4 sq mi
ZIP Area
175
Density / Sq Mi
$79,293
Median Household Income
$43,778
Median Earnings
$1,278
Median Rent
$538,200
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?
Retail space - Retail building with main-level divisible suites and an additional upstairs unit, currently occupied by specialty tenants.
Where is this retail space located?
The property is located at 40716 Village Big Bear Lake, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Approximately 3,116 SF commercial retail building (Village retail building), built in 1981; Main level can be divided into two or three units, plus an upstairs unit; Existing tenants include Superhero Toys and More and La Fiesta Candy Store
