Mixed-Use Property with Retail
For Sale
$349,000
5209 Lake Isabella Boulevard, Lake Isabella, CA 93240
C-2 commercial property combines retail, automotive service, and residential components along Lake Isabella Boulevard.
Property Size2,100 SF
Price / SF$166.19
Days on Market8
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
Amenities
3
Building Details
Year Built
1977
Listing Agency:
(760) 223-1278
Listed By:
Real Broker
(760) 223-1278
Source:
Xome
Added: Aug 2
Changed: Aug 9
Last Checked: Aug 9 at 6:17AM
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
Investment Insights
Based on property information with market context.
This C-2 mixed-use property includes a 1,200-square-foot retail space, a 720-square-foot shop with an automotive lift, and an 1,800-square-foot two-story residence. The residence offers two bedrooms, two bathrooms, real wood floors, and wood detailing. The property is designated for buildings only, supporting a combination of commercial and residential improvements within the existing configuration.
Located on Lake Isabella Boulevard in Lake Isabella, the property sits along a main thoroughfare near surrounding businesses and outdoor recreation. The layout provides separate retail and shop improvements together with an on-site residence, creating a live-work configuration supported by the existing buildings.
Located on Lake Isabella Boulevard in Lake Isabella, the property sits along a main thoroughfare near surrounding businesses and outdoor recreation. The layout provides separate retail and shop improvements together with an on-site residence, creating a live-work configuration supported by the existing buildings.
Key Highlights
- C‑2 zoning with buildings‑only designation
- 1,200‑square‑foot retail space
- 720‑square‑foot shop with automotive lift
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
7.41%
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 7.41%
Second Best
Office B
$344.7K
$301.6K – $402.2K
NOI $24,130 @ 7.0% cap · market cap 6.91%
Theoretical Best
Warehouse
$448.6K
$392.5K – $523.4K
NOI $31,403 @ 7.0% cap · market cap 9.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
223
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?
Mixed-use property - C-2 commercial property combines retail, automotive service, and residential components along Lake Isabella Boulevard.
Where is this mixed-use property 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 $349,000.
What are key features of this property?
This property features: C‑2 zoning with buildings‑only designation; 1,200‑square‑foot retail space; 720‑square‑foot shop with automotive lift
