28.33 Acres, 2 Income Billboards, Cannabis Eligible, 2hrs from LA

This 28.33 acre property on Hwy 14/Hwy 395 on the border of Inyo County & Kern County generates income from day one through two dual panel billboards maintained and managed by Sun Advertising. The leases are 15 year terms with automatic extensions (14 years remaining on the current cycle), backed by roughly 50 years of demonstrated cash flow history. 2025 income was $4,200.

The property is eligible for commercial cannabis cultivation (conditional use permit required), allowing up to six acres of grow area. It is also located in a federally designated Opportunity Zone, which may offer significant tax advantages depending on your situation.

Zoned rural residential, so you can build a site built or manufactured home. Utilities are accessible: an electric pole is approximately 1,000 feet from the property, well water is available, and septic is the standard for the area. Solar is also a practical option given the location and sun exposure.

The parcel sits directly along the Hwy 14/Hwy 395 corridor, the primary route connecting Los Angeles to Mammoth Mountain, Lake Tahoe, and Reno. Sterling Rd. access puts you roughly half a mile from a small market and Shell station. The rear boundary borders BLM land, so there will never be development behind you. Ridgecrest and the China Lake Naval Air Weapons Station are about 20 miles away. Lancaster is approximately one hour and Los Angeles is about two hours.