Flex Building with Open
New
For Sale
$1,299,000
735 Stocker Road, Big Bear Lake, CA 92315
CommercialSale, Big Bear Lake, CA
Property Size8,800 SF
Lot Size0.36 Acres
Price / SF$147.61
Days on Market2
Property Features for 735 Stocker Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Neighborhood Commercial
Parking features
Off Street
Interior features
VaultedCeilings
Exterior features
BlacktopDriveway, PavedDriveway
Lot features
Level
Subdivision
Big Bear Lake Central
Standard status
Active
APN
0308-184-12-0000
Lot size
0.36 Acres
Utilities
Heating system
Forced Air
Water source
Public
Amenities
upstairs apartment
rolling lift
new HVAC system
Building Details
Year built
1961
Floors in Building
2
Roof type
Composition
Listing Agency:
Re/Max Big Bear-Fox Farm · RE/MAX International
(909) 866-5062
Listed By:
Izzy Barden · License #01377973
(909) 273-8980
Added: Sep 24
Last Checked: Sep 25 at 4:06AM
MLS# 32602242
Copyright © 2026 Mountain Resort Communities Association of Realtors®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 8,800-square-foot flex property has two stories on a 0.3566-acre parcel. The lower level is configured as a wide, open rectangle, while the upper floor has been remodeled as an apartment with a kitchen and bathroom. A rolling lift provides access to the upper level. The building was constructed in 1961 and has forced-air heating, a composition roof, and off-street parking.
Key Highlights
- 8,800‑square‑foot, two‑story flex property
- 0.3566‑acre parcel
- Remodeled upper‑level apartment with kitchen and bathroom
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
$72,264
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
5.56%
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%
$1,445,280
$1.4M
Cap Rate 7%
$1,032,343
$1.0M
Cap Rate 9%
$802,933
$802.9K
Market Conditions
NOI Build-Up for 8,800 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
$109.8K $12.48/SF
− Vacancy
−$6.6K −$0.75/SF
EGI
$103.2K $11.73/SF
− OpEx
−$31.0K −$3.52/SF
NOI
$72.3K $8.21/SF
Area
San Bernardino County, CA
Vacancy
6.00%
Lease Rate
$12.48 /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%
$1,445,280
Cap Rate 7%
$1,032,343
Cap Rate 9%
$802,933
Alternative Uses
Best Use
Retail
$1.80M
$1.58M – $2.10M
NOI $126,137 @ 7.0% cap · market cap 9.71%
Second Best
Industrial
$1.03M
$903.3K – $1.20M
NOI $72,264 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$1.86M
$1.62M – $2.17M
NOI $129,936 @ 7.0% cap · market cap 10.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
748
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92315, CA
5,148
Population
9,861
Households
0.5
Avg Household Size
51
Median Age
34%
College-Educated
92%
High-School Grad
29.4 sq mi
ZIP Area
175
Density / Sq Mi
$79,293
Median Household Income
$43,778
Median Earnings
$1,278
Median Rent
$538,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Two levels include a remodeled upper apartment and a broad, unobstructed lower-level area.
Where is this flex space located?
The property is located at 735 Stocker Road Big Bear Lake, CA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: 8,800‑square‑foot, two‑story flex property; 0.3566‑acre parcel; Remodeled upper‑level apartment with kitchen and bathroom
