Big Bear Commercial Investment
For Sale
$1,186,800
41609 Big Bear Blvd, Big Bear Lake, CA 92315
Fully leased commercial property with income and upside potential.
Property Size3,642 SF
Lot Size0.46 Acres
Price / SF$325.86
Days on Market195
Property Features for 41609 Big Bear Blvd
General Information
Standard status
Active
Size
3,642 SF
Lot size
0.46 Acres
Listing Agency:
Vista Sotheby's International Realty
(714) 469-6217
Listed By:
Michele Kersey · License #01704841
(714) 469-6217
Source:
Exprealty
Added: Jan 26
Changed: Aug 8
Last Checked: Aug 8 at 1:02PM
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 commercial investment opportunity features two professional/commercial buildings situated on a 20,000 sq. ft. level lot along Big Bear’s main corridor. The property is located between the Village and Snow Summit Ski Area. One building is a two-story structure with five units totaling approximately 2,142 sq. ft., with four units currently leased and one available. The other is a single-story building of approximately 1,500 sq. ft. that is leased. The property has flexible professional use zoning suitable for a range of retail, office, and service businesses serving both local and regional customers. It features ample on-site parking, easy accessibility, HVAC, a new roof, and public utilities. The property also benefits from frontage on the main road. The property has excellent signage and exposure opportunities for tenants. The current total NOI is $59,707.20 with an approximate 4% cap rate. The property offers immediate cash flow from leased units, with additional upside potential by leasing the vacant unit. It is located in a strong commercial area with consistent customer and tourist traffic.
Key Highlights
- Prime Commercial Investment: Fully leased property with upside potential in a high‑traffic Big Bear location.
- Strong Income Potential: Immediate cash flow with a $59,707.20 NOI and opportunity to increase income by leasing the vacant unit.
- Strategic Location: Situated on Big Bear's Main Corridor, between the Village and Snow Summit Ski Area.
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
$52,204
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
4.40%
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%
$1,044,080
$1.0M
Cap Rate 7%
$745,771
$745.8K
Cap Rate 9%
$580,044
$580.0K
Market Conditions
NOI Build-Up for 3,642 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
$78.7K $21.60/SF
− Vacancy
−$4.1K −$1.12/SF
EGI
$74.6K $20.48/SF
− OpEx
−$22.4K −$6.14/SF
NOI
$52.2K $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%
$1,044,080
Cap Rate 7%
$745,771
Cap Rate 9%
$580,044
Alternative Uses
Best Use
Retail
$745.8K
$652.6K – $870.1K
NOI $52,204 @ 7.0% cap · market cap 4.40%
Second Best
Office B
$612.4K
$535.9K – $714.5K
NOI $42,868 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$768.2K
$672.2K – $896.3K
NOI $53,776 @ 7.0% cap · market cap 4.53%
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?
Retail space - Fully leased commercial property with income and upside potential.
Where is this retail space located?
The property is located at 41609 Big Bear Blvd 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: Prime Commercial Investment: Fully leased property with upside potential in a high‑traffic Big Bear location.; Strong Income Potential: Immediate cash flow with a $59,707.20 NOI and opportunity to increase income by leasing the vacant unit.; Strategic Location: Situated on Big Bear's Main Corridor, between the Village and Snow Summit Ski Area.
