Remodeled NNN Commercial
For Sale
$700,000
16424 Victor, Victorville, CA 92395
Commercial Sale, Victorville, CA
Property Size5,376 SF
Lot Size0.28 Acres
Price / SF$130.21
Days on Market190
Property Features for 16424 Victor
General Information
Property type
Residential
Property subtype
Office
Zoning
MU
Directions
Located east of 7th St on Victor St
Subdivision
VIC - Victorville
Standard status
Active
APN
0477133220000
Lot size
0.28 Acres
Building Details
Year built
1970
Listing Agency:
The Bradco Companies
(760) 951-5111
Listed By:
Joseph Brady · License #00773589
(760) 951-5111
Added: Feb 16
Changed: Aug 24
Last Checked: Aug 25 at 10:06AM
MLS# HD26035641
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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 remodeled commercial property contains approximately 5,376 square feet on approximately 0.28 acres. The interior includes an open area of roughly 4,300 square feet, two offices, two ADA restrooms, and a utility room. Building improvements include a new flat torch roof, fire sprinklers, a fire strobe system, security cameras, four 4-ton HVAC units, and 400-amp electrical service with subpanels. The site also has newly paved asphalt parking for 11 vehicles.
An NNN lease is in place through 3/31/2030 with scheduled rent increases. The property is zoned MU and is located in Downtown Victorville with access to I-15. The existing configuration combines substantial open interior space with office and support areas for a range of commercial operations.
An NNN lease is in place through 3/31/2030 with scheduled rent increases. The property is zoned MU and is located in Downtown Victorville with access to I-15. The existing configuration combines substantial open interior space with office and support areas for a range of commercial operations.
Key Highlights
- Approximately 5,376 SF building on approximately 0.28 AC
- NNN lease in place through 3/31/2030 with scheduled rent increases
- Open interior area of approximately 4,300 SF with 2 offices and 2 ADA restrooms
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
$61,496
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
8.79%
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%
$1,229,920
$1.2M
Cap Rate 7%
$878,514
$878.5K
Cap Rate 9%
$683,289
$683.3K
Market Conditions
NOI Build-Up for 5,376 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
$100.0K $18.60/SF
− Vacancy
−$18.0K −$3.35/SF
EGI
$82.0K $15.25/SF
− OpEx
−$20.5K −$3.81/SF
NOI
$61.5K $11.44/SF
Area
Victorville, CA
Vacancy
18.00%
Lease Rate
$18.60 /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%
$1,229,920
Cap Rate 7%
$878,514
Cap Rate 9%
$683,289
Alternative Uses
Best Use
Office B
$878.5K
$768.7K – $1.02M
NOI $61,496 @ 7.0% cap · market cap 8.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.14M
$996.6K – $1.33M
NOI $79,724 @ 7.0% cap · market cap 11.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
868
Businesses Nearby
Explore this area
Business Placement
Demographics for 92395, CA
47,556
Population
16,394
Households
2.9
Avg Household Size
34
Median Age
15%
College-Educated
81%
High-School Grad
16.9 sq mi
ZIP Area
2,814
Density / Sq Mi
$57,407
Median Household Income
$34,627
Median Earnings
$1,478
Median Rent
$335,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
NNN property - Remodeled commercial asset with an in-place NNN lease and upgraded building systems.
Where is this nnn property located?
The property is located at 16424 Victor Victorville, CA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: Approximately 5,376 SF building on approximately 0.28 AC; NNN lease in place through 3/31/2030 with scheduled rent increases; Open interior area of approximately 4,300 SF with 2 offices and 2 ADA restrooms
