Live-Work Industrial
For Sale
$1,250,000
428 Curry Street, Tehachapi, CA 93561
Industrial shop with three large roll-up doors, 22-foot ceilings, and office/home area with central AC.
Property Size8,400 SF
Price / SF$148.81
Days on Market105
Property Features for 428 Curry Street
General Information
Standard status
Active
Size
8,400 SF
Total Parking Spaces
29
Property subtype
General Commercial
Warehouse & Industrial
Clear Height
22 ft
Drive-In Doors
3
Heavy Power
Yes
Sprinkler System
Yes
Amenities
central AC
radiant heating
fire sprinklers
dust vacuums
granite counter tops
custom wood desks
wine cooler
sub-zero refrigerator
dishwasher
garbage disposal
double sink
custom cabinets
gas burning fireplaces
natural light panels
Central Air
3
Carbon Monoxide Detector
Metal
Building Details
Year Built
2006
Listing Agency:
(310) 695-6510
Listed By:
Link Brokerages
Source:
Xome
Added: May 26
Changed: Sep 2
Last Checked: Sep 7 at 4:58AM
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 Link Brokerages
Investment Insights
Based on property information with market context.
This unique live-work commercial property combines an office/home layout with a substantial industrial shop. The office/home area includes multiple rooms on both levels, and it features a full kitchen with a Wolfe stove, two gas-burning fireplaces, and a fully equipped secondary kitchen with a Sub-Zero refrigerator, dishwasher, and granite counters, along with custom wood work and desks. The industrial portion provides three large roll-up doors measuring 12’ by 12’6, with 22-foot ceilings, radiant heating throughout the floor, and three-phase 220 electric service. The building is fully metal with clear panels across the industrial ceiling to admit natural light, and it includes fire sprinklers throughout. An additional feature set includes radiant heating, three dust vacuums in the industrial area, and a central AC system for the office space.
The property sits on a large parking lot with capacity for 29+ spaces, and a vacant lot next door is included with the sale. A man-made river rock recycling area is located in front of the property. Home Depot and Tehachapi Airport are both one block away, and downtown Tehachapi is a few blocks from the site.
The total building size is described as 8,400 square feet, with 6,400 square feet of industrial space and 2,000 square feet of office area.
The property sits on a large parking lot with capacity for 29+ spaces, and a vacant lot next door is included with the sale. A man-made river rock recycling area is located in front of the property. Home Depot and Tehachapi Airport are both one block away, and downtown Tehachapi is a few blocks from the site.
The total building size is described as 8,400 square feet, with 6,400 square feet of industrial space and 2,000 square feet of office area.
Key Highlights
- Total building size 8,400 SF: office/home area 2,000 SF plus industrial space 6,400 SF
- Industrial shop has three large roll‑up doors (12’ x 12’6) and 22‑foot ceilings
- 3‑phase 220 electric in the industrial area with radiant heating throughout the floor
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
$103,447
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
8.28%
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%
$2,068,940
$2.1M
Cap Rate 7%
$1,477,814
$1.5M
Cap Rate 9%
$1,149,411
$1.1M
Market Conditions
NOI Build-Up for 8,400 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
$155.2K $18.48/SF
− Vacancy
−$7.5K −$0.89/SF
EGI
$147.8K $17.59/SF
− OpEx
−$44.3K −$5.28/SF
NOI
$103.4K $12.32/SF
Area
Kern County, CA
Vacancy
4.80%
Lease Rate
$18.48 /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%
$2,068,940
Cap Rate 7%
$1,477,814
Cap Rate 9%
$1,149,411
Alternative Uses
Best Use
Warehouse
$1.79M
$1.57M – $2.09M
NOI $125,614 @ 7.0% cap · market cap 10.05%
Second Best
Industrial
$1.48M
$1.29M – $1.72M
NOI $103,447 @ 7.0% cap · market cap 8.28%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
3
Drive-in doors
Yes
Heavy power
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
714
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93561, CA
31,091
Population
13,876
Households
2.2
Avg Household Size
42
Median Age
28%
College-Educated
92%
High-School Grad
301.8 sq mi
ZIP Area
103
Density / Sq Mi
$86,149
Median Household Income
$52,088
Median Earnings
$1,299
Median Rent
$377,400
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.
Similar Off Market Nearby
- Catering at Mill Street Kitchen — 208 S Mill St, Tehachapi, CA 93561
Frequently Asked Questions
What type of property is this?
Flex space - Industrial shop with three large roll-up doors, 22-foot ceilings, and office/home area with central AC.
Where is this flex space located?
The property is located at 428 Curry Street Tehachapi, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Total building size 8,400 SF: office/home area 2,000 SF plus industrial space 6,400 SF; Industrial shop has three large roll‑up doors (12’ x 12’6) and 22‑foot ceilings; 3‑phase 220 electric in the industrial area with radiant heating throughout the floor
