Mixed-Use Property with Rear Alley
For Sale
$474,000
422 West 16th Street, San Bernardino, CA 92405
Existing improvements provide flexible space, drive-through parking, and convenient access to surrounding San Bernardino destinations.
Property Size2,340 SF
Lot Size0.17 Acres
Days on Market47
Property Features for 422 West 16th Street
General Information
Standard status
Active
Size
2,340 SF
Lot size
0.17 Acres
Property subtype
Mixed Use
Additional Details
Highway Access
Yes
Building Details
Building Size
2,340 SF
Year Built
1964
Listing Agency:
Realty Connection Group
Listed By:
Maria Reams · License #01218855
Source:
Camdenmckayre
Added: Jun 23
Changed: Aug 4
Last Checked: Aug 7 at 1:28AM
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 Realty Connection Group
Investment Insights
Based on property information with market context.
Built in 1964, this mixed-use property occupies a 7,500 sq ft lot at 422 West 16th Street in San Bernardino. The site includes a wide drive-through parking area and rear alley access, supporting efficient circulation and practical day-to-day operations. Its existing layout and scale may accommodate concepts such as a senior care home, small rehabilitation-style facility, supportive living environment, group care setup, or long-term residential care use, subject to city approval.
The property is positioned in an established residential setting near San Bernardino High School, local parks, markets, and single-story homes. Access to I-210 connects the site with nearby medical centers, city hubs, and regional routes. The combination of site access, parking configuration, and surrounding residential context gives the property a flexible foundation for multiple mixed-use or care-oriented concepts, subject to applicable approvals.
The property is positioned in an established residential setting near San Bernardino High School, local parks, markets, and single-story homes. Access to I-210 connects the site with nearby medical centers, city hubs, and regional routes. The combination of site access, parking configuration, and surrounding residential context gives the property a flexible foundation for multiple mixed-use or care-oriented concepts, subject to applicable approvals.
Key Highlights
- 7,500 sq ft lot at 422 West 16th Street, San Bernardino, CA 92405
- Wide drive‑through parking area supports site circulation
- Rear alley access provides an additional point of entry and movement
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
$35,907
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
7.58%
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%
$718,140
$718.1K
Cap Rate 7%
$512,957
$513.0K
Cap Rate 9%
$398,967
$399.0K
Market Conditions
NOI Build-Up for 2,340 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
$61.8K $26.40/SF
− Vacancy
−$4.3K −$1.85/SF
EGI
$57.5K $24.55/SF
− OpEx
−$21.5K −$9.21/SF
NOI
$35.9K $15.34/SF
Area
San Bernardino, CA
Vacancy
7.00%
Lease Rate
$26.40 /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%
$718,140
Cap Rate 7%
$512,957
Cap Rate 9%
$398,967
Alternative Uses
Best Use
Mixed Use
$513.0K
$448.8K – $598.5K
NOI $35,907 @ 7.0% cap · market cap 7.58%
Second Best
Retail
$452.1K
$395.6K – $527.4K
NOI $31,645 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$704.7K
$616.6K – $822.2K
NOI $49,331 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
970
Businesses Nearby
82k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 68%
Shops & Services 32%
The Home Depot
Home Improvements & Furnishings
55,950 visits/mo
0.4 miles
AMPM
Shops & Services
15,390 visits/mo
0.5 miles
76
Shops & Services
10,497 visits/mo
0.5 miles
Demographics for 92405, CA
32,165
Population
9,727
Households
3.3
Avg Household Size
31
Median Age
13%
College-Educated
74%
High-School Grad
5.0 sq mi
ZIP Area
6,433
Density / Sq Mi
$59,271
Median Household Income
$32,066
Median Earnings
$1,424
Median Rent
$376,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Existing improvements provide flexible space, drive-through parking, and convenient access to surrounding San Bernardino destinations.
Where is this mixed-use property located?
The property is located at 422 West 16th Street San Bernardino, CA.
What is the asking price?
The asking price for this property is $474,000.
What are key features of this property?
This property features: 7,500 sq ft lot at 422 West 16th Street, San Bernardino, CA 92405; Wide drive‑through parking area supports site circulation; Rear alley access provides an additional point of entry and movement
