Retail and Automotive Live-Work
For Sale
$360,000
5209 Lake Isabella Boulevard, Lake Isabella, CA 93240
C-2 zoned property includes retail, a shop with an automotive lift, and a 2017 two-story residence on a main thoroughfare.
Property Size2,100 SF
Price / SF$171.43
Days on Market237
Property Features for 5209 Lake Isabella Boulevard
General Information
Standard status
Active
Size
2,100 SF
Property subtype
General Commercial
Zoning
C-2
Additional Details
Road Access
Yes
Service Bays
1
Amenities
3
Building Details
Year Built
1977
Listing Agency:
Real Broker Technologies, Inc.
(760) 223-1278
Listed By:
Real Broker · License #01966834
(760) 223-1278
Source:
Xome
Added: Dec 30, 2025
Changed: Aug 24
Last Checked: Aug 23 at 3:02AM
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 Real Broker Technologies, Inc.
Investment Insights
Based on property information with market context.
This C-2 zoned commercial property is designated for buildings only and is positioned along Lake Isabella Boulevard. The improvements include a 1,200 sq ft retail space, a 720 sq ft shop equipped with an automotive lift, and a 1,800 sq ft two-story residence built in 2017.
The residence features two bedrooms and two bathrooms, with real wood floors and wood detailing throughout. The combined setup supports flexible use scenarios, including owner occupancy, a live-work arrangement, or other income-oriented residential use, subject to applicable requirements.
The property fronts a main thoroughfare and is described as having strong visibility and steady traffic flow. It is also located in proximity to surrounding businesses and outdoor recreation tied to the Kern River Valley area.
The residence features two bedrooms and two bathrooms, with real wood floors and wood detailing throughout. The combined setup supports flexible use scenarios, including owner occupancy, a live-work arrangement, or other income-oriented residential use, subject to applicable requirements.
The property fronts a main thoroughfare and is described as having strong visibility and steady traffic flow. It is also located in proximity to surrounding businesses and outdoor recreation tied to the Kern River Valley area.
Key Highlights
- C‑2 zoned commercial property on Lake Isabella Boulevard designated for buildings only
- Includes 1,200 sq ft retail space plus a 720 sq ft shop with an automotive lift
- Also includes a 1,800 sq ft two‑story residence built in 2017
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
$25,862
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
7.18%
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%
$517,240
$517.2K
Cap Rate 7%
$369,457
$369.5K
Cap Rate 9%
$287,356
$287.4K
Market Conditions
NOI Build-Up for 2,100 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
$38.8K $18.48/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$36.9K $17.59/SF
− OpEx
−$11.1K −$5.28/SF
NOI
$25.9K $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%
$517,240
Cap Rate 7%
$369,457
Cap Rate 9%
$287,356
Alternative Uses
Best Use
Industrial
$369.5K
$323.3K – $431.0K
NOI $25,862 @ 7.0% cap · market cap 7.18%
Second Best
Office B
$344.7K
$301.6K – $402.2K
NOI $24,130 @ 7.0% cap · market cap 6.70%
Theoretical Best
Warehouse
$448.6K
$392.5K – $523.4K
NOI $31,403 @ 7.0% cap · market cap 8.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Service bays
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
Explore this area
Business Placement
Demographics for 93240, CA
5,691
Population
3,319
Households
1.7
Avg Household Size
50
Median Age
10%
College-Educated
91%
High-School Grad
58.0 sq mi
ZIP Area
98
Density / Sq Mi
$28,535
Median Household Income
$30,898
Median Earnings
$1,129
Median Rent
$203,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - C-2 zoned property includes retail, a shop with an automotive lift, and a 2017 two-story residence on a main thoroughfare.
Where is this retail space located?
The property is located at 5209 Lake Isabella Boulevard Lake Isabella, CA.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: C‑2 zoned commercial property on Lake Isabella Boulevard designated for buildings only; Includes 1,200 sq ft retail space plus a 720 sq ft shop with an automotive lift; Also includes a 1,800 sq ft two‑story residence built in 2017
