Mixed-Use Property at Signalized
For Sale
Contact for pricing
497 S FOURTH ST, El Centro, CA 92243
The property carries CG - General Commercial zoning and occupies a signalized intersection.
Property Size12,638 SF
Lot Size1.24 Acres
Price / SF$117.90
Days on Market10
Property Features for 497 S FOURTH ST
General Information
Standard status
Active
Size
12,638 SF
Lot size
1.24 Acres
Property subtype
Retail, Office, Land
Zoning
CG - General Commercial
Investment Type
Value Add
Site & Location
Traffic Count
30,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Buildings
5
Units
5
Tenancy
Multi
Building Size
12,638 SF
Listing Agency:
Duhs Commercial Inc
(619) 269-6076
Listed By:
Rob Bloom · License #CA 01302163
Source:
Crexi
Added: Aug 12
Changed: Aug 18
Last Checked: Aug 21 at 9:53AM
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 Duhs Commercial Inc
Investment Insights
Based on property information with market context.
This mixed-use commercial property contains 12,638 SF of building area on a 1.24-acre parcel. The site is positioned at a signalized intersection along 4th Street, also identified as Hwy 86, in El Centro, California.
The property is located at 497 S Fourth St and is associated with CG - General Commercial zoning. The intersection records approximately ±30,000 cars per day, providing a measurable traffic context for the site.
The property is located at 497 S Fourth St and is associated with CG - General Commercial zoning. The intersection records approximately ±30,000 cars per day, providing a measurable traffic context for the site.
Key Highlights
- 12,638 SF of building area
- 1.24‑acre commercial parcel
- Signalized intersection on 4th Street, also identified as Hwy 86
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
$117,723
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
7.90%
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%
$2,354,460
$2.4M
Cap Rate 7%
$1,681,757
$1.7M
Cap Rate 9%
$1,308,033
$1.3M
Market Conditions
NOI Build-Up for 12,638 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
$204.7K $16.20/SF
− Vacancy
−$16.4K −$1.30/SF
EGI
$188.4K $14.90/SF
− OpEx
−$70.6K −$5.59/SF
NOI
$117.7K $9.32/SF
Area
Imperial County, CA
Vacancy
8.00%
Lease Rate
$16.20 /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%
$2,354,460
Cap Rate 7%
$1,681,757
Cap Rate 9%
$1,308,033
Alternative Uses
Best Use
Retail
$2.16M
$1.89M – $2.52M
NOI $151,277 @ 7.0% cap · market cap 10.15%
Second Best
Mixed Use
$1.68M
$1.47M – $1.96M
NOI $117,723 @ 7.0% cap · market cap 7.90%
Theoretical Best
Office A
$3.22M
$2.82M – $3.76M
NOI $225,664 @ 7.0% cap · market cap 15.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
30,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,208
Businesses Nearby
Explore this area
Business Placement
Demographics for 92243, CA
49,149
Population
15,908
Households
3.1
Avg Household Size
36
Median Age
16%
College-Educated
74%
High-School Grad
113.3 sq mi
ZIP Area
434
Density / Sq Mi
$55,890
Median Household Income
$31,170
Median Earnings
$992
Median Rent
$286,100
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 - The property carries CG - General Commercial zoning and occupies a signalized intersection.
Where is this mixed-use property located?
The property is located at 497 S FOURTH ST El Centro, CA.
What is the asking price?
The asking price for this property is $1,490,000.
What are key features of this property?
This property features: 12,638 SF of building area; 1.24‑acre commercial parcel; Signalized intersection on 4th Street, also identified as Hwy 86
