Former Funeral Home with Retail
For Sale
Contact for pricing
425 W PERKINS AVE, Mc Farland, CA 93250
Former funeral home property with on-site chapel, office and cremation facility, zoned for retail with long Perkins Ave frontage.
Property Size7,275 SF
Lot Size0.85 Acres
Price / SF$116.84
Days on Market115
Property Features for 425 W PERKINS AVE
General Information
Standard status
Active
Size
7,275 SF
Class
C
Lot size
0.85 Acres
Property subtype
Retail, Special Purpose
Zoning
Retail
Investment Type
Redevelopment
Additional Details
Business Included
Yes
Highway Access
Yes
Building Details
Year Built
1961
Buildings
2
Units
1
Listing Agency:
Prime Retail Group
Listed By:
Felix Diaz · License #01981655
(661) 889-3201
Source:
Crexi
Added: May 14
Changed: Aug 25
Last Checked: Sep 4 at 9:41AM
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 Prime Retail Group
Investment Insights
Based on property information with market context.
This offering is an established former funeral home located at 425 W. Perkins Ave. The property includes a fully operational funeral business with a cremation facility, office space, and a large chapel area. The West end of the building also presents potential for apartment/retail conversion, with independent utilities noted for that portion of the site.
The site is positioned along Highway 99 in McFarland, with off-ramp access from Highway 99-NB to Perkins Ave, supporting visibility and accessibility. It is directly across the street from Mi Rancho Supermarket.
The property is zoned for retail and features approximately 270 feet of frontage along W. Perkins Ave on approximately 0.85 acres, providing flexibility for continued use or retail-oriented redevelopment opportunities consistent with the stated adaptive reuse concepts.
The site is positioned along Highway 99 in McFarland, with off-ramp access from Highway 99-NB to Perkins Ave, supporting visibility and accessibility. It is directly across the street from Mi Rancho Supermarket.
The property is zoned for retail and features approximately 270 feet of frontage along W. Perkins Ave on approximately 0.85 acres, providing flexibility for continued use or retail-oriented redevelopment opportunities consistent with the stated adaptive reuse concepts.
Key Highlights
- Established funeral home for sale at 425 W. Perkins Ave., McFarland, CA, built in 1961
- Approximately 7,275 SF building with a fully operational cremation facility, office space, and large chapel area
- Zoned for retail use with approximately 270 ft of frontage along W. Perkins Ave
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
$71,881
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
8.46%
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%
$1,437,620
$1.4M
Cap Rate 7%
$1,026,871
$1.0M
Cap Rate 9%
$798,678
$798.7K
Market Conditions
NOI Build-Up for 7,275 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
$109.1K $15.00/SF
− Vacancy
−$6.4K −$0.89/SF
EGI
$102.7K $14.11/SF
− OpEx
−$30.8K −$4.23/SF
NOI
$71.9K $9.88/SF
Area
Kern County, CA
Vacancy
5.90%
Lease Rate
$15.00 /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%
$1,437,620
Cap Rate 7%
$1,026,871
Cap Rate 9%
$798,678
Alternative Uses
Best Use
Retail
$1.03M
$898.5K – $1.20M
NOI $71,881 @ 7.0% cap · market cap 8.46%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.55M
$1.36M – $1.81M
NOI $108,790 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
263
Businesses Nearby
15k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 92%
Electronics 8%
Dollar General
Shops & Services
11,265 visits/mo
0.1 miles
AutoZone
Shops & Services
2,889 visits/mo
0.2 miles
Cricket Wireless Authorized Retailer
Electronics
1,270 visits/mo
0.4 miles
Demographics for 93250, CA
14,892
Population
4,060
Households
3.7
Avg Household Size
28
Median Age
4%
College-Educated
58%
High-School Grad
89.6 sq mi
ZIP Area
166
Density / Sq Mi
$50,982
Median Household Income
$27,853
Median Earnings
$1,063
Median Rent
$244,700
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?
Retail space - Former funeral home property with on-site chapel, office and cremation facility, zoned for retail with long Perkins Ave frontage.
Where is this retail space located?
The property is located at 425 W PERKINS AVE Mc Farland, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Established funeral home for sale at 425 W. Perkins Ave., McFarland, CA, built in 1961; Approximately 7,275 SF building with a fully operational cremation facility, office space, and large chapel area; Zoned for retail use with approximately 270 ft of frontage along W. Perkins Ave
