550 Old Mammoth Road | Mixed Use for Sale in Mammoth Lakes
550 Old Mammoth Road: Mixed Use Showroom, Studio and Live Work on Mammoth’s Community Corridor
A flexible two story building at 550 Old Mammoth Road is now available for purchase or long term NNN lease in the heart of Mammoth Lakes. The property sits on 0.36 acres with 97 feet of frontage on Old Mammoth Road, the town’s year round community commercial street, and offers roughly 5,955 square feet of finished space, a second floor residential studio with Sherwin Range views, and 12 on site parking spaces.
Same owner since 2001. Extensively remodeled. Separately metered. Ready for a buyer who wants to occupy, split and rent, or live and work in one place.
Home fashions for Rustic and Urban interiors – LUXE Ranch
Property Snapshot
| Asking price | $1,850,000 · about $311 per SF |
| Address | 550 Old Mammoth Road, Mammoth Lakes, CA 93546 |
| MLS | #260634 · Active |
| Building size | 5,955 SF finished (tax records; buyer to verify) |
| Site | 0.36 acres · 160 ft depth × 97 ft frontage |
| Year built / stories | 1969 · two stories |
| Zoning | OMR (Old Mammoth Road District) / C-2 |
| Parking | 12 open spaces; lot recently patched and slurry sealed |
| Lease option | $1.70 / SF / month, full triple net (NNN) |
| Financing | Seller financing possible with a reasonable down payment |
| APN | 035-190-004-000 |
Sierra Design Studio has occupied the building for decades and is not part of the sale or lease. The space itself is what transfers: showroom, offices, workshop bays, kitchen, private baths, and the upstairs studio.
What Makes 550 Old Mammoth Road Different
Most commercial product in Mammoth Lakes is either a small shopfront, a condo style office, or a project still in entitlement. This building is already built, already remodeled, and already flexible. 
High ceiling showroom on a working street
The ground floor is a large, open showroom with high ceilings and finishes that feel closer to a lodge than a warehouse. It has been demised into offices, workrooms, and display space, and it can be opened back up or recut for warehouse, retail, gallery, or mixed commercial use. Wide interior halls and doors make the floorplan easier to reconfigure than a typical 1960s box.
Separately metered bays
The building used to be individual warehouse units. Those meters are still in place. That matters if you want to occupy part of the building and lease the rest, or if a future tenant wants clean expense accounting under an NNN structure.
Live work studio upstairs
A residential studio on the second floor looks south to the Sherwin Range. Use it as an owner’s apartment, a manager’s unit, or a rental. Old Mammoth Road District zoning is written for community serving retail, galleries, office, services, mixed use, and live work, and this building already does that combination.
Frontage and parking you can actually use
Ninety-seven feet of frontage on Old Mammoth Road is rare on a 0.36 acre rectangle. Twelve open parking spaces sit on a recently slurry sealed lot. For a mountain town commercial building, that combination, street presence plus on site parking, is the difference between a workable operation and a constant parking fight.
Zoning and What You Can Do Here
550 Old Mammoth Road is zoned OMR, the Old Mammoth Road District, consistent with the Town’s C-2 / Commercial 2 land use designation. The district is intended as an arts and culture, pedestrian scaled corridor for medium scale commercial uses: community serving retail, artist galleries, office, and services, plus mixed use and live work.
The offering materials cite a proposed maximum floor area ratio of 2.0 to 2.5. Current improvements are well below that envelope on a 0.36 acre site, which is why the listing notes development capacity as part of the story, not a promise of a specific project. Any intensification would still have to clear Town design standards, height, setbacks, snow storage, and parking. Buyers who care about FAR should confirm the current municipal code and talk to Planning before they underwrite extra density.
The practical takeaway is simpler: the existing building already matches what the district wants. You do not have to invent a use that fights the zoning.
Why This Stretch of Old Mammoth Road Matters
Old Mammoth Road is the everyday commercial street in Mammoth Lakes, restaurants, shops, services, and free public transit, not the resort core at The Village. That is the point. Locals use it. Second home owners use it. Visitors who stay more than a weekend use it.
Recent energy on this end of town includes Mammoth Tavern, Distant Brewing (adjacent), and the forthcoming Wonderland project. A few blocks north, The Outpost at 126 Old Mammoth Road has been rebuilt as a mountain modern commercial center. Together those projects are pulling more foot traffic and evening activity onto a corridor that used to quiet down early.
Mammoth Lakes itself is in the strongest lodging and residential building cycle in two decades, concentrated at The Village and North Village: Limelight Mammoth opened in December 2025; Rockspring and the Residence Inn by Marriott are under construction; Woodcrest is approved; Mammoth Crossing remains in concept review for branded hotel and residence product. Those rooms and residences do not sit on Old Mammoth Road, but they increase the year round customer base that shops and eats here.
Land supply is the other constant. The town is boxed in by National Forest. Private commercial parcels with real frontage do not come along often, and they do not get replaced.
Purchase or NNN Lease 
For sale at $1,850,000
Price works out to about $311 per square foot on the tax record size. Seller financing is on the table with a reasonable down payment. Terms are negotiable. This is a single asset, owner user or small investor building, not a syndicated hospitality play.
For lease at $1.70 per SF per month, full NNN
At the published rate, a tenant on the full 5,955 SF would be looking at roughly $10,123 per month in base rent, plus taxes, insurance, snow removal, utilities, and maintenance that is not a capital improvement. Because the building is separately metered, a partial building lease is workable if the space is split. Confirm actual measured square footage before you lock a rent schedule; measured area is larger than the tax records.
NNN in Mammoth Lakes means the tenant carries the mountain operating stack: snow, utilities, and insurance are not footnotes. Budget them.
Who This Building Fits
- An owner user who wants showroom or workshop space and a place to live upstairs.
- A gallery, design firm, outfitter, or service business that needs volume, parking, and a street people already drive.
- An investor willing to demise the ground floor into two or three suites and rent the studio separately.
- A buyer who wants a commercial foothold on Old Mammoth Road without waiting on an entitlement.
It is not a turnkey hotel site and it is not a vacant lot. It is a working building with leftover warehouse DNA and lodge quality finishes.
How to Tour 550 Old Mammoth Road
Call the listing office for an appointment. Do not drop in unannounced, this is still an operating studio.
Matthew Lehman · 760-822-5845 · Matthew@HomesMammoth.com
Ashley Toups · 949-648-9747
Matthew Lehman Real Estate · CA DRE #01149776 · 1949 Sierra Park Road, Suite 1, Mammoth Lakes, CA 93546 · 760-934-1110
Frequently Asked Questions
Is 550 Old Mammoth Road for sale or for lease?
Both. The asking price is $1,850,000. The published lease offering is $1.70 per square foot per month, full triple net. Seller financing and other terms are negotiable.
Does the sale include Sierra Design Studio?
No. The long time tenant and business are not part of the sale or the lease. You are buying or leasing the real estate.
Can I live in the building?
Yes. There is a residential studio on the second floor with views of the Sherwin Range. OMR zoning contemplates live work. Confirm current occupancy rules with the Town before you underwrite a specific residential use.
What is the exact square footage?
Tax records show 5,955 square feet of finished area. Measured square footage is larger. The listing asks every buyer and tenant to verify area to their own satisfaction before they price or lease the space.
How many parking spaces are there?
Twelve open spaces on a recently patched and slurry sealed lot, plus more than 97 feet of frontage on Old Mammoth Road.
What uses does the zoning allow?
The Old Mammoth Road District is written for community serving retail, galleries, office, and services, plus mixed use and live work. Warehouse style and commercial uses are consistent with how the building has been used. Always confirm a specific use with Town Planning.
A Note on the Numbers
Mammoth Lakes, CA – Official Website | Official Website
This information is deemed reliable but not verified or guaranteed. Square footage, zoning capacity, taxes, and operating costs should be independently confirmed. We do business in accordance with federal, state, and local fair housing laws.
550 Old Mammoth Road is a scarce combination in this town: frontage, parking, a remodeled shell, a legal live work story, and a corridor that is getting livelier rather than quieter. If that is the asset you have been waiting for, schedule a walkthrough.
For more information about the market: Mammoth Lakes Real Estate Market Report September 2026 – Mammoth Lakes CA Homes for Sale – Matthew Lehman Real Estate
