Prime Commercial Property For
For Sale
$1,998,000
42001 Big Bear Blvd, Big Bear Lake, CA 92315
33 units in center of town with long-term tenants.
Property Size9,938 SF
Lot Size0.72 Acres
Days on Market255
Property Features for 42001 Big Bear Blvd
General Information
Standard status
Active
Size
9,938 SF
Lot size
0.72 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$24,000
Building Details
Building Size
9,938 SF
Year Built
1987
Units
33
Listing Agency:
BETTER HOMES AND GARDENS REAL ESTATE CHAMPIONS
(951) 259-1320
Listed By:
OLGA SAIS · License #00852442
(951) 259-1320
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:28AM
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 BETTER HOMES AND GARDENS REAL ESTATE CHAMPIONS
Investment Insights
Based on property information with market context.
This commercial property features 33 units and is located in the center of town. The property consists of two APN numbers with two addresses. Tenants are long term. The roof is only 3-4 years old, and a picnic area has been recently completed on the corner property. 42001 Big Bear Blvd is a 2-story building consisting of 8 units and 19 storage units, as well as parking for snow plowing equipment, and the picnic area. The 8 units all have their own heating and air units. 42011 Big Bear Blvd is also a two-story building and has a restaurant that occupies the entire bottom floor with 5 units on the top floor. The property has a large parking lot for at least 40 cars. The combined properties share the marquee sign on the Boulevard.
Key Highlights
- Prime commercial property in the center of town with 33 units.
- Two addresses and APN numbers included in the sale.
- Significant parking available (at least 40 cars).
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
$142,449
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
7.13%
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%
$2,848,980
$2.8M
Cap Rate 7%
$2,034,986
$2.0M
Cap Rate 9%
$1,582,767
$1.6M
Market Conditions
NOI Build-Up for 9,938 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
$214.7K $21.60/SF
− Vacancy
−$11.2K −$1.12/SF
EGI
$203.5K $20.48/SF
− OpEx
−$61.0K −$6.14/SF
NOI
$142.4K $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%
$2,848,980
Cap Rate 7%
$2,034,986
Cap Rate 9%
$1,582,767
Alternative Uses
Best Use
Retail
$2.03M
$1.78M – $2.37M
NOI $142,449 @ 7.0% cap · market cap 7.13%
Second Best
Specialty Retail
$1.38M
$1.20M – $1.61M
NOI $96,378 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$2.10M
$1.83M – $2.45M
NOI $146,739 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
647
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Shopping center - 33 units in center of town with long-term tenants.
Where is this shopping center located?
The property is located at 42001 Big Bear Blvd Big Bear Lake, CA.
What is the asking price?
The asking price for this property is $1,998,000.
What are key features of this property?
This property features: Prime commercial property in the center of town with 33 units.; Two addresses and APN numbers included in the sale.; Significant parking available (at least 40 cars).
