Occupied Retail Center with Development
For Sale
Contact for pricing
57675 29 Palms Highway, Yucca Valley, CA 92284
17,338 SF shopping center with development potential in Yucca Valley.
Property Size17,338 SF
Lot Size1.27 Acres
Price / SF$292.88
Days on Market185
Property Features for 57675 29 Palms Highway
General Information
Standard status
Active
Size
17,338 SF
Lot size
1.27 Acres
Property subtype
Retail
Zoning
C-G Commercial General
Net Operating Income
$410,291
Building Details
Year Built
2014
Tenancy
Multi
Listing Agency:
CBRE - Orange County
(626) 705-8236
Listed By:
David Swerdlow · License #02104458
Source:
Crexi
Added: Feb 9
Changed: Aug 8
Last Checked: Aug 12 at 12:06PM
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 CBRE - Orange County
Investment Insights
Based on property information with market context.
The Warren Vista Center is a 17,338 SF shopping center that is 100% occupied. The center features a mix of medical, office, and restaurant tenants. It is shadow-anchored by ALDI, providing a daily draw to the center. The property has stable tenancy with recent leasing activity and long-term occupancy. Yucca Family Medical Care has operated at the center for over 10 years and accounts for approximately 70% of the base rent. In 2023, Yucca Family Medical Care signed a 10-year lease renewal and in 2024 signed a new lease to occupy two additional suites. The offering presents an opportunity to add value and income through the development of the 1.27-acre pad. This pad has an existing CUP for commercial uses and is graded, with all utilities to the property line. The property has a weighted average lease term remaining (WALT) of 6.53 years. The Warren Vista Center is located along Twentynine Palms Hwy, with over 28,000 cars per day. Tenants within a 1-mile radius of the property include Stater Bros, Tractor Supply, Walgreens, Big 5 Sporting Goods, Dollar Tree, Starbucks, McDonalds, Vons, Ross, US Bank, and Chipotle.
Key Highlights
- 100% Occupied Retail Center with Stabilized Tenancy: Provides immediate income.
- Strong WALT: 6.53 years weighted average lease term remaining ensures stable long‑term income.
- Future Pad Development Potential: 1.27‑acre pad with existing CUP, utilities, and grading offers value‑add opportunity.
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
$248,519
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
4.89%
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%
$4,970,380
$5.0M
Cap Rate 7%
$3,550,271
$3.6M
Cap Rate 9%
$2,761,322
$2.8M
Market Conditions
NOI Build-Up for 17,338 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
$374.5K $21.60/SF
− Vacancy
−$19.5K −$1.12/SF
EGI
$355.0K $20.48/SF
− OpEx
−$106.5K −$6.14/SF
NOI
$248.5K $14.33/SF
Area
San Bernardino County, CA
Vacancy
5.20%
Lease Rate
$21.60 /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%
$4,970,380
Cap Rate 7%
$3,550,271
Cap Rate 9%
$2,761,322
Alternative Uses
Best Use
Retail
$3.55M
$3.11M – $4.14M
NOI $248,519 @ 7.0% cap · market cap 4.89%
Second Best
Office B
$2.92M
$2.55M – $3.40M
NOI $204,075 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$3.66M
$3.20M – $4.27M
NOI $256,004 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
622
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92284, CA
25,931
Population
12,255
Households
2.1
Avg Household Size
44
Median Age
21%
College-Educated
89%
High-School Grad
127.5 sq mi
ZIP Area
203
Density / Sq Mi
$52,886
Median Household Income
$36,817
Median Earnings
$1,346
Median Rent
$314,500
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?
Shopping center - 17,338 SF shopping center with development potential in Yucca Valley.
Where is this shopping center located?
The property is located at 57675 29 Palms Highway Yucca Valley, CA.
What is the asking price?
The asking price for this property is $5,078,000.
What are key features of this property?
This property features: 100% Occupied Retail Center with Stabilized Tenancy: Provides immediate income.; Strong WALT: 6.53 years weighted average lease term remaining ensures stable long‑term income.; Future Pad Development Potential: 1.27‑acre pad with existing CUP, utilities, and grading offers value‑add opportunity.
