Commercial Property in Big
For Sale
$1,186,800
41609 Big Bear Boulevard, Big Bear Lake, CA 92315
COMMERCIAL - Big Bear Lake, CA
Property Size3,642 SF
Lot Size0.46 Acres
Price / SF$325.86
Days on Market94
Property Features for 41609 Big Bear Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Commercial
Patio and Porch features
Deck
Exterior features
BlacktopDriveway, Deck, Fence, PavedDriveway
Fencing
Fenced
Lot features
Acreage, Level
Subdivision
Big Bear Lake Central
Standard status
Active
APN
0309-162-19-0000
Size
3,642 SF
Lot size
0.46 Acres
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1979
Floors in Building
1
Roof type
Composition
Listing Agency:
Vista Sotheby's International Realty
(909) 878-5500
Listed By:
Michele Kersey · License #01704841
(909) 878-0444
Added: May 7
Changed: Aug 4
Last Checked: Aug 8 at 3:06AM
MLS# 32601024
Copyright © 2026 Mountain Resort Communities Association of Realtors®. 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 commercial property features two buildings on a 20,000 sq. ft. level lot along Big Bear's main corridor, situated between the Village and Snow Summit Ski Area. The property includes a two-story building with five suites totaling approximately 2,142 sq. ft. and a single-story building of approximately 1,500 sq. ft. Both buildings are fully leased. The property benefits from flexible professional use zoning, ample on-site parking, and easy accessibility. Additional features include HVAC, a new roof, and public utilities. The property has frontage on the main road. The general commercial zoning allows for a range of retail, office, and service uses, serving both local and regional customers. The property's location offers high traffic and visibility, close proximity to Big Bear Village, Snow Summit Ski Area, and local amenities. It is located in a strong commercial area with consistent customer and tourist traffic. The level lot offers potential for improvements or expansion. The property provides excellent signage and exposure opportunities for tenants. The total NOI is $59,707.20 with an approximate 4% cap rate. The property offers immediate cash flow from leased units with current rents paid, providing a reliable, low-risk investment.
Key Highlights
- Fully occupied commercial property generating immediate cash flow (NOI: $59,707.20).
- 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
$42,868
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
3.61%
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%
$857,360
$857.4K
Cap Rate 7%
$612,400
$612.4K
Cap Rate 9%
$476,311
$476.3K
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
$62.1K $17.04/SF
− Vacancy
−$4.9K −$1.35/SF
EGI
$57.2K $15.69/SF
− OpEx
−$14.3K −$3.92/SF
NOI
$42.9K $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%
$857,360
Cap Rate 7%
$612,400
Cap Rate 9%
$476,311
Alternative Uses
Best Use
Office B
$612.4K
$535.9K – $714.5K
NOI $42,868 @ 7.0% cap · market cap 3.61%
Second Best
Mixed Use
$421.8K
$369.1K – $492.1K
NOI $29,528 @ 7.0% cap · market cap 2.49%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied commercial buildings with income potential in Big Bear.
Where is this mixed-use property located?
The property is located at 41609 Big Bear Boulevard 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 commercial property generating immediate cash flow (NOI: $59,707.20).; 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.
