Duplex with Brick
For Sale
$469,000
432 E Big Bear Boulevard, Big Bear City, CA 92314
MULTI_FAMILY - Big Bear City, CA
Property Size1,728 SF
Lot Size0.10 Acres
Price / SF$271.41
Days on Market106
Property Features for 432 E Big Bear Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R-1
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Living Room, Laundry Room, Bedroom 3, Bathroom 2, Bathroom 1, Bedroom 2
Fireplace
1
Lot features
0-1 Unit/ Acre
Elementary school district
Bear Valley Unified
Middle school district
Bear Valley Unified
High school district
Bear Valley Unified
Directions
Cross street Irving Way
Subdivision
BBC - Big Bear City
Standard status
Active
APN
0312044150000
Size
1,728 SF
Lot size
0.10 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Amenities
brick fireplace
laundry hookups
fenced back yard
storage sheds
off-street parking
Building Details
Year built
1978
Floors in Building
2
Number of units
2
Listing Agency:
RE/MAX BIG BEAR · RE/MAX International
(909) 866-6161
Listed By:
Mike Wochner · License #01260465
(909) 866-6161
Added: May 7
Changed: Aug 18
Last Checked: Aug 20 at 7:06AM
MLS# IG26099860
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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.
432 E Big Bear Boulevard in Big Bear City presents a flexible duplex configuration under R-1 zoning, built in 1978. The property is set up as a single-family style home with an upper living space and a second unit accessible at the top of the stairs, while still functioning as a profitable duplex. Each unit includes its own kitchen with fridge and stove, an open living area with a brick fireplace, and two bedrooms and one bath.
Practical day-to-day features include ground-level laundry hookups for the lower unit, wall furnace heating, and public water and public sewer service. Outside, there is a fenced back yard with a paver walkway and two storage sheds. The lot measures 0.1033 acres, and the property totals 1,728 square feet.
Both units are currently vacant, making it straightforward to show with a lockbox.
Practical day-to-day features include ground-level laundry hookups for the lower unit, wall furnace heating, and public water and public sewer service. Outside, there is a fenced back yard with a paver walkway and two storage sheds. The lot measures 0.1033 acres, and the property totals 1,728 square feet.
Both units are currently vacant, making it straightforward to show with a lockbox.
Key Highlights
- Two kitchens per unit, each with fridge and stove
- Brick fireplace in the open living area and wall furnace heating
- Two bedrooms and one bath per unit
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
$17,622
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
3.76%
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%
$352,440
$352.4K
Cap Rate 7%
$251,743
$251.7K
Cap Rate 9%
$195,800
$195.8K
Market Conditions
NOI Build-Up for 1,728 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
$26.7K $15.48/SF
− Vacancy
−$1.6K −$0.91/SF
EGI
$25.2K $14.57/SF
− OpEx
−$7.6K −$4.37/SF
NOI
$17.6K $10.20/SF
Area
San Bernardino County, CA
Vacancy
5.89%
Lease Rate
$15.48 /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%
$352,440
Cap Rate 7%
$251,743
Cap Rate 9%
$195,800
Alternative Uses
Best Use
Multifamily LT 5
$251.7K
$220.3K – $293.7K
NOI $17,622 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$218.5K
$191.2K – $255.0K
NOI $15,298 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$364.5K
$318.9K – $425.3K
NOI $25,515 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
200
Businesses Nearby
Explore this area
Business Placement
Demographics for 92314, CA
10,411
Population
9,425
Households
1.1
Avg Household Size
46
Median Age
26%
College-Educated
91%
High-School Grad
36.6 sq mi
ZIP Area
284
Density / Sq Mi
$79,191
Median Household Income
$41,034
Median Earnings
$1,428
Median Rent
$412,800
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - R-1 zoned duplex with two kitchens, two bedrooms per unit, and a brick fireplace, plus fenced yard and storage sheds.
Where is this duplex located?
The property is located at 432 E Big Bear Boulevard Big Bear City, CA.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: Two kitchens per unit, each with fridge and stove; Brick fireplace in the open living area and wall furnace heating; Two bedrooms and one bath per unit
