Mixed-Use Automotive and
For Sale
$350,000
6000 Highway 20, Lucerne, CA 95458
Former gas station includes a mechanic garage, attached office/retail space, and residential mobile home units.
Property Size2,000 SF
Price / SF$175
Days on Market318
Property Features for 6000 Highway 20
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Mixed Use
Amenities
Window/Wall Unit
3
Corner Lot.
Corner.
Listing Agency:
(707) 263-2620
Listed By:
Country Air Properties
Source:
Xome
Added: Oct 25, 2025
Changed: Sep 1
Last Checked: Sep 7 at 5:23AM
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 Country Air Properties
Investment Insights
Based on property information with market context.
This mixed-use property combines automotive and residential components, built around a former gas station layout. The commercial building features a large mechanic garage with an attached office space/retail store. A detached mobile home behind the business includes three bedrooms and two bathrooms, along with a large living area and kitchen with an attached kitchen nook. Additional improvements include a detached two-car garage positioned at the backside of the property.
The storefront sits on a busy corner along Highway 20, with direct views of Lucerne Park and Clear Lake. A large grass area provides additional room for storage or expansion, and the surrounding area includes nearby restaurants, shops, the park, and Clear Lake within walking distance.
The residential units are configured behind the commercial space, with the garage offering a private entry to the home. This layout supports a live-and-work arrangement while retaining distinct commercial and residential areas on one site.
The storefront sits on a busy corner along Highway 20, with direct views of Lucerne Park and Clear Lake. A large grass area provides additional room for storage or expansion, and the surrounding area includes nearby restaurants, shops, the park, and Clear Lake within walking distance.
The residential units are configured behind the commercial space, with the garage offering a private entry to the home. This layout supports a live-and-work arrangement while retaining distinct commercial and residential areas on one site.
Key Highlights
- Corner lot commercial property on Highway 20 in Lucerne, with frontage on a busy corner
- Former gas station building includes a large mechanic garage plus attached office/retail space
- Detached 3‑bedroom, 2‑bath mobile home behind the business with a large living area and kitchen with nook
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
$24,785
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
7.08%
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%
$495,700
$495.7K
Cap Rate 7%
$354,071
$354.1K
Cap Rate 9%
$275,389
$275.4K
Market Conditions
NOI Build-Up for 2,000 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
$37.0K $18.48/SF
− Vacancy
−$1.6K −$0.78/SF
EGI
$35.4K $17.70/SF
− OpEx
−$10.6K −$5.31/SF
NOI
$24.8K $12.39/SF
Area
Lake County, CA
Vacancy
4.20%
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%
$495,700
Cap Rate 7%
$354,071
Cap Rate 9%
$275,389
Alternative Uses
Best Use
Specialty Retail
$604.9K
$529.3K – $705.8K
NOI $42,345 @ 7.0% cap · market cap 12.10%
Second Best
Office B
$601.6K
$526.4K – $701.9K
NOI $42,114 @ 7.0% cap · market cap 12.03%
Theoretical Best
Office A
$802.7K
$702.4K – $936.5K
NOI $56,190 @ 7.0% cap · market cap 16.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
108
Businesses Nearby
Explore this area
Business Placement
Demographics for 95458, CA
3,394
Population
2,113
Households
1.6
Avg Household Size
47
Median Age
7%
College-Educated
92%
High-School Grad
34.9 sq mi
ZIP Area
97
Density / Sq Mi
$49,004
Median Household Income
$32,419
Median Earnings
$1,368
Median Rent
$237,100
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?
Live-work space - Former gas station includes a mechanic garage, attached office/retail space, and residential mobile home units.
Where is this live-work space located?
The property is located at 6000 Highway 20 Lucerne, CA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Corner lot commercial property on Highway 20 in Lucerne, with frontage on a busy corner; Former gas station building includes a large mechanic garage plus attached office/retail space; Detached 3‑bedroom, 2‑bath mobile home behind the business with a large living area and kitchen with nook
