Mixed-Use Property with 3
For Sale
$650,000
41431 Gibbel Road, Hemet, CA 92544
Separate residences and a detached office building support varied group residential and commercial configurations.
Property Size4,000 SF
Price / SF$162.50
Days on Market118
Property Features for 41431 Gibbel Road
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Mixed Use
Zoning
CR
Units
Unit Mix
1 x 6BR/4BA, 1 x 2BR/1.5BA
Multifamily Units
2
Office Units
5
Amenities
Central Air
3
In-ground, Private
No Common Walls.
Building Details
Year Built
1946
Buildings
3
Stories
1
Listing Agency:
(626) 705-2542
Listed By:
David Reid
Source:
Xome
Added: May 7
Changed: Aug 30
Last Checked: Aug 31 at 3:21PM
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 David Reid
Investment Insights
Based on property information with market context.
Located on Gibbel Road in Hemet, this mixed-use property includes three separate structures: a primary residence with 6 bedrooms and 4 bathrooms, a second residence with 2 bedrooms and 1.5 bathrooms, and a detached office building configured with 5 office suites. The primary residence is currently used for group residential purposes as a girls home.
The property is in Riverside County’s San Jacinto Valley submarket and carries Commercial Residential (CR) zoning. Its improvements combine residential buildings with dedicated office space on a rural land holding, providing an operating configuration that includes both group residential use and office occupancy. The primary residence was built in 1946 and includes central air.
The property is in Riverside County’s San Jacinto Valley submarket and carries Commercial Residential (CR) zoning. Its improvements combine residential buildings with dedicated office space on a rural land holding, providing an operating configuration that includes both group residential use and office occupancy. The primary residence was built in 1946 and includes central air.
Key Highlights
- Three separate structures on one rural Hemet property
- Primary residence includes 6 bedrooms and 4 bathrooms
- Secondary residence provides 2 bedrooms and 1.5 bathrooms
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
$37,050
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
5.70%
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%
$741,000
$741.0K
Cap Rate 7%
$529,286
$529.3K
Cap Rate 9%
$411,667
$411.7K
Market Conditions
NOI Build-Up for 4,000 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
$62.4K $15.60/SF
− Vacancy
−$3.1K −$0.78/SF
EGI
$59.3K $14.82/SF
− OpEx
−$22.2K −$5.56/SF
NOI
$37.1K $9.26/SF
Area
Riverside County, CA
Vacancy
5.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$741,000
Cap Rate 7%
$529,286
Cap Rate 9%
$411,667
Alternative Uses
Best Use
Apartment 5plus
$924.9K
$809.3K – $1.08M
NOI $64,746 @ 7.0% cap · market cap 9.96%
Second Best
Office B
$897.8K
$785.6K – $1.05M
NOI $62,847 @ 7.0% cap · market cap 9.67%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $83,883 @ 7.0% cap · market cap 12.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
2
Residential units
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 92544, CA
50,007
Population
17,568
Households
2.8
Avg Household Size
37
Median Age
14%
College-Educated
81%
High-School Grad
170.8 sq mi
ZIP Area
293
Density / Sq Mi
$67,011
Median Household Income
$37,785
Median Earnings
$1,530
Median Rent
$356,200
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?
Mixed-use property - Separate residences and a detached office building support varied group residential and commercial configurations.
Where is this mixed-use property located?
The property is located at 41431 Gibbel Road Hemet, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Three separate structures on one rural Hemet property; Primary residence includes 6 bedrooms and 4 bathrooms; Secondary residence provides 2 bedrooms and 1.5 bathrooms
