Fully Occupied Commercial
For Sale
$1,186,800
41609 Big Bear, Big Bear Lake, CA 92315
Two commercial buildings in a high-traffic location.
Property Size4,207 SF
Lot Size0.46 Acres
Price / SF$282.10
Days on Market91
Property Features for 41609 Big Bear
General Information
Standard status
Active
Size
4,207 SF
Lot size
0.46 Acres
Property subtype
Commercial
Building Details
Building Size
4,207 SF
Year Built
1979
Listing Agency:
Vista Sotheby's International Realty
(909) 878-0444
Listed By:
Michele Kersey · License #01704841
Source:
Elliman
Added: May 27
Changed: Aug 23
Last Checked: Aug 24 at 5:32AM
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 Vista Sotheby's International Realty
Investment Insights
Based on property information with market context.
This property features two professional/commercial buildings situated on a 20,000 sq. ft. level lot along Big Bear’s Main Corridor, located between the Village and Snow Summit Ski Area. The property consists of a two-story building with 5 units totaling approximately 2,142 sq. ft., and a single-story building of approximately 1,500 sq. ft. The buildings are fully leased, providing immediate cash flow. The zoning is General Commercial, allowing for office and professional uses to accommodate a range of retail and service businesses serving local and regional customers. The property includes ample on-site parking, easy accessibility, HVAC, a new roof, and public utilities. It also features frontage on Main Road. The location benefits from high traffic and visibility, with proximity to Big Bear Village, Snow Summit Ski Area, and local amenities. The area experiences consistent customer and tourist traffic. The property offers excellent signage and exposure opportunities for tenants and has the potential for improvements or expansion. This secure, low-maintenance investment offers a mix of leased units, providing stable cash flow with room for increased returns.
Key Highlights
- Fully occupied, income‑producing property with immediate cash flow.
- Prime location on Big Bear's high‑traffic Main Corridor, between the Village and Snow Summit Ski Area.
- Two buildings totaling approximately 3,642 sq. ft. with a mix of suites.
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
$60,302
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
5.08%
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%
$1,206,040
$1.2M
Cap Rate 7%
$861,457
$861.5K
Cap Rate 9%
$670,022
$670.0K
Market Conditions
NOI Build-Up for 4,207 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
$90.9K $21.60/SF
− Vacancy
−$4.7K −$1.12/SF
EGI
$86.1K $20.48/SF
− OpEx
−$25.8K −$6.14/SF
NOI
$60.3K $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%
$1,206,040
Cap Rate 7%
$861,457
Cap Rate 9%
$670,022
Alternative Uses
Best Use
Retail
$861.5K
$753.8K – $1.01M
NOI $60,302 @ 7.0% cap · market cap 5.08%
Second Best
Office B
$707.4K
$619.0K – $825.3K
NOI $49,518 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$887.4K
$776.5K – $1.04M
NOI $62,118 @ 7.0% cap · market cap 5.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
734
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?
Mixed-use property - Two commercial buildings in a high-traffic location.
Where is this mixed-use property located?
The property is located at 41609 Big Bear Big Bear Lake, CA.
What is the asking price?
The asking price for this property is $1,186,800.
What are key features of this property?
This property features: Fully occupied, income‑producing property with immediate cash flow.; Prime location on Big Bear's high‑traffic Main Corridor, between the Village and Snow Summit Ski Area.; Two buildings totaling approximately 3,642 sq. ft. with a mix of suites.
