Grocery Store with Retail
New
For Sale
$875,000
6408 Lake Isabella Boulevard, Lake Isabella, CA 93240
Established market with adjoining furniture and appliance sales space, operational equipment, and supporting commercial improvements.
Property Size7,000 SF
Price / SF$125
Days on Market4
Property Features for 6408 Lake Isabella Boulevard
General Information
Standard status
Active
Size
7,000 SF
Property subtype
Commercial/Industrial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$3,594
Building Details
Year Built
1973
Listing Agency:
Equity Smart Real Estate Services
(323) 258-4317
Listed By:
Alan Cruz · License #01518829
(661) 932-5117
Source:
Exitrealty
Added: Aug 31
Changed: Sep 2
Last Checked: Sep 2 at 1:37PM
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 Equity Smart Real Estate Services
Investment Insights
Based on property information with market context.
This grocery and convenience property includes a 3,000 SF market and an adjoining 4,000 SF area used for furniture and appliance sales. The building contains three bathrooms and air-conditioning with split systems, along with retail fixtures and operational equipment including showcases, refrigerators, shelving, desks, and a phone system. Surveillance cameras are included.
The sale also includes a forklift, cardboard crusher, 26-foot box truck with liftgate, and an outdoor walk-in freezer. Built in 1973, the property is located at 6408 Lake Isabella Boulevard in Lake Isabella, California. It is one of three properties identified as part of a portfolio that may be offered separately or together.
The sale also includes a forklift, cardboard crusher, 26-foot box truck with liftgate, and an outdoor walk-in freezer. Built in 1973, the property is located at 6408 Lake Isabella Boulevard in Lake Isabella, California. It is one of three properties identified as part of a portfolio that may be offered separately or together.
Key Highlights
- Approximately 7,000 sq. ft. commercial building with 3,000 SF market and adjoining 4,000 SF retail area
- Adjoining space used for furniture and appliance sales
- Includes forklift, cardboard crusher, and 26ft box truck with liftgate
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
$77,396
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
8.85%
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%
$1,547,920
$1.5M
Cap Rate 7%
$1,105,657
$1.1M
Cap Rate 9%
$859,956
$860.0K
Market Conditions
NOI Build-Up for 7,000 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
$109.2K $15.60/SF
− Vacancy
−$6.0K −$0.86/SF
EGI
$103.2K $14.74/SF
− OpEx
−$25.8K −$3.69/SF
NOI
$77.4K $11.06/SF
Area
Kern County, CA
Vacancy
5.50%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,547,920
Cap Rate 7%
$1,105,657
Cap Rate 9%
$859,956
Alternative Uses
Best Use
Specialty Retail
$1.11M
$967.5K – $1.29M
NOI $77,396 @ 7.0% cap · market cap 8.85%
Second Best
Retail
$988.1K
$864.6K – $1.15M
NOI $69,164 @ 7.0% cap · market cap 7.90%
Theoretical Best
Warehouse
$1.50M
$1.31M – $1.74M
NOI $104,678 @ 7.0% cap · market cap 11.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
223
Businesses Nearby
27k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Groceries 30%
Shops & Services 13%
Taco Bell
Dining
8,998 visits/mo
0.3 miles
Grocery Outlet Bargain Market
Groceries
8,089 visits/mo
0.2 miles
SUBWAY
Dining
2,903 visits/mo
0.3 miles
Shell
Shops & Services
2,331 visits/mo
0.4 miles
Wienerschnitzel
Dining
2,076 visits/mo
0.3 miles
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 Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Grocery Outlet — 6415 Lake Isabella Blvd, Lake Isabella, CA 93240
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Established market with adjoining furniture and appliance sales space, operational equipment, and supporting commercial improvements.
Where is this grocery and convenience store located?
The property is located at 6408 Lake Isabella Boulevard Lake Isabella, CA.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Approximately 7,000 sq. ft. commercial building with 3,000 SF market and adjoining 4,000 SF retail area; Adjoining space used for furniture and appliance sales; Includes forklift, cardboard crusher, and 26ft box truck with liftgate
