±4,320 SF Owner/User Opportunity
New roof, façade, canopy, lighting, and additional exterior improvements
Marketing description
Progressive Real Estate Partners is pleased to present the opportunity to acquire a ±4,320 SF owner/user retail property located at 3667–3669 Highland Avenue in Highland, CA. The asset is configured into two units, allowing an owner to occupy one suite while generating income from the second, creating an efficient cost-offsetting ownership structure. Additionally, a buyer has the flexibility to occupy the entire building by removing the dividing wall. With SBA financing available at as little as 10% down, an owner-user can own for a comparable or lower cost than leasing while benefiting from rental income potential, principal paydown, and long-term equity creation, providing greater control of occupancy costs and participation in future appreciation. The property is located along Highland Avenue, the area’s primary retail corridor, with exposure to ±29,540 CPD at the signalized intersection of Palm Avenue and Highland Avenue. The surrounding trade area includes over 179,000 residents (5-mile radius) and is supported by major demand drivers, including Yaamava Resort & Casino, nearby medical uses, and new housing. Recent improvements include a new roof, façade, canopy, and lighting.
Investment highlights
NEIGHBORHOOD RETAIL CENTER AT ±29,540 CPD INTERSECTION
Strong Traffic Counts - ±29,540 cars per day at the signalized intersection of Palm Ave & Highland Ave
Trade Area’s Primary Thoroughfare – Highland Avenue serves as the main retail corridor for the surrounding community.
Demographics - ±179,600 residents with an average household income of $100,671 (5-miles radius)
Proximity to Major Demand Drivers – Located near Yaamava Resort & Casino following a $760M expansion and adjacent to new housing developments including ±132 homes at Summit Park communities (Northwest Corner of Palm & Highland)
Recent Capital Improvements – New roof, façade, canopy, lighting, and additional exterior improvements
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2-UNIT LAYOUT | OCCUPY ONE UNIT & RENT THE OTHER
±4,320 SF building configured into two units allowing for owner occupancy plus rental income through leasing the second unit to offset occupancy costs.
Purchase financing is available to owner-users through the Small Business Administration (SBA), with down payments as low as 10%.
If purchased with 10% down ($99,500), the estimated monthly loan payment is approximately $5,893 ($1.36/SF). After accounting for $2,700 of potential monthly rent from unit 3667 (1,800 SF x $1.50 PSF + NNN) the effective cost to occupy the remaining ±2,520 SF is just $3,193/month ($1.27/SF).
After removing principal paydown ($1,342/month during Year 1) and accounting for just the interest portion of the monthly loan payment, the cost to occupy the ±2,520 SF drops to approximately $1,851/month, or just $0.73/SF/month.
As an owner, a buyer benefits from long-term equity creation through principal reduction, as well as the potential for future appreciation of the asset.
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