Remodeled Office Suite with
For Sale
$519,000
41067 Big Bear Boulevard, Big Bear Lake, CA 92315
Corner-lot office property with remodeled vacant rear unit approved as an ADU and a separately leased front unit.
Property Size1,768 SF
Price / SF$293.55
Days on Market317
Property Features for 41067 Big Bear Boulevard
General Information
Standard status
Active
Size
1,768 SF
Property subtype
General Commercial
Amenities
3
65 x 120
Building Details
Year Built
1944
Tenancy
Multi
Listing Agency:
Re/Max Big Bear
(909) 866-6161
Listed By:
Bob Chaney · License #00880325
(951) 906-8983
Source:
Xome
Added: Oct 25, 2025
Changed: Sep 1
Last Checked: Sep 5 at 5:42AM
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 Re/Max Big Bear
Investment Insights
Based on property information with market context.
This corner-lot commercial property includes well-maintained office space and recent exterior improvements. The exterior has been recently painted, the parking lot has been re-coated, and rock work has been added on three sides. The rear unit has a half bath downstairs with approximately 600 square feet and a half bath upstairs with about 200 square feet, for a total of about 800 square feet, and it has been remodeled and approved for an ADU.
The front unit, identified as the anchor tenant space, has leased for 20 years and is 968 square feet. The rear unit is vacant and can be shown anytime, while the tenant in the front unit should not be disturbed; appointments are required to show the property.
Owner financing is offered for this for-sale opportunity.
The front unit, identified as the anchor tenant space, has leased for 20 years and is 968 square feet. The rear unit is vacant and can be shown anytime, while the tenant in the front unit should not be disturbed; appointments are required to show the property.
Owner financing is offered for this for-sale opportunity.
Key Highlights
- Corner lot on Big Bear Blvd with level lot dimensions of 65 x 120 and paved road access
- Well‑maintained building (1944) with composition roof and recent exterior painting
- Front unit is 968 sq ft and is separately leased to an anchor tenant with a 20‑year lease
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
$20,810
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
4.01%
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%
$416,200
$416.2K
Cap Rate 7%
$297,286
$297.3K
Cap Rate 9%
$231,222
$231.2K
Market Conditions
NOI Build-Up for 1,768 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
$30.1K $17.04/SF
− Vacancy
−$2.4K −$1.35/SF
EGI
$27.7K $15.69/SF
− OpEx
−$6.9K −$3.92/SF
NOI
$20.8K $11.77/SF
Area
San Bernardino County, CA
Vacancy
7.90%
Lease Rate
$17.04 /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%
$416,200
Cap Rate 7%
$297,286
Cap Rate 9%
$231,222
Alternative Uses
Best Use
Office B
$297.3K
$260.1K – $346.8K
NOI $20,810 @ 7.0% cap · market cap 4.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$372.9K
$326.3K – $435.1K
NOI $26,105 @ 7.0% cap · market cap 5.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
771
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Corner-lot office property with remodeled vacant rear unit approved as an ADU and a separately leased front unit.
Where is this office units located?
The property is located at 41067 Big Bear Boulevard Big Bear Lake, CA.
What is the asking price?
The asking price for this property is $519,000.
What are key features of this property?
This property features: Corner lot on Big Bear Blvd with level lot dimensions of 65 x 120 and paved road access; Well‑maintained building (1944) with composition roof and recent exterior painting; Front unit is 968 sq ft and is separately leased to an anchor tenant with a 20‑year lease
