Two-Unit Duplex with
For Sale
$499,000
16458 Spruce, Hesperia, CA 92345
Hesperia, CA
Property Size1,890 SF
Lot Size0.16 Acres
Price / SF$264.02
Days on Market21
Property Features for 16458 Spruce
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Laundry Room, Bedroom 1, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 2
Parking
2
Fireplace
1
Appliances
Gas Water Heater
Lot features
2-5 Units/ Acre
Elementary school district
Hesperia Unified
Middle school district
Hesperia Unified
High school district
Hesperia Unified
Directions
HESPERIA RD. SOUTH FROM MAIN TO SPRUCE, WEST TO PIQ.
Subdivision
HSP - Hesperia
Standard status
Active
APN
0407301100000
Size
1,890 SF
Lot size
0.16 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
central heating and air conditioning
ceiling fans
recessed lighting
washer/dryer hookups
fireplace
attached garage
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Listing Agency:
Coldwell Banker Home Source · Coldwell Banker Real Estate
(760) 684-8100
Listed By:
Fran Fox · License #01150180
(760) 559-3589
Added: Aug 14
Changed: Sep 2
Last Checked: Sep 3 at 7:06AM
MLS# HD26178132
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 duplex contains two residential units totaling 1,890 square feet on a 0.163-acre parcel. Each residence is arranged with two bedrooms and two bathrooms. Central heating and air conditioning serve both units, while ceiling fans, recessed lighting, and garage laundry hookups add practical functionality. The rear residence includes a fireplace and attached garage. Newer driveways and updated interior finishes are also among the property improvements.
The property is located in Hesperia, CA 92345, with public water and public sewer service. Freeway access, shopping, dining, and everyday amenities are identified nearby. Built in 1980, the duplex can support an owner-occupant arrangement with one unit occupied and the other rented, or continued use as a two-unit rental property.
The property is located in Hesperia, CA 92345, with public water and public sewer service. Freeway access, shopping, dining, and everyday amenities are identified nearby. Built in 1980, the duplex can support an owner-occupant arrangement with one unit occupied and the other rented, or continued use as a two-unit rental property.
Key Highlights
- Two residential units totaling 1,890 square feet
- 0.163‑acre parcel in Hesperia, CA 92345
- Each unit offers 2 bedrooms and 2 bathrooms
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
$27,005
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
5.41%
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%
$540,100
$540.1K
Cap Rate 7%
$385,786
$385.8K
Cap Rate 9%
$300,056
$300.1K
Market Conditions
NOI Build-Up for 1,890 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
$40.8K $21.60/SF
− Vacancy
−$2.2K −$1.19/SF
EGI
$38.6K $20.41/SF
− OpEx
−$11.6K −$6.12/SF
NOI
$27.0K $14.29/SF
Area
Hesperia, CA
Vacancy
5.50%
Lease Rate
$21.60 /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%
$540,100
Cap Rate 7%
$385,786
Cap Rate 9%
$300,056
Alternative Uses
Best Use
Multifamily LT 5
$385.8K
$337.6K – $450.1K
NOI $27,005 @ 7.0% cap · market cap 5.41%
Second Best
Apartment 5plus
$354.8K
$310.4K – $413.9K
NOI $24,833 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$536.0K
$469.0K – $625.4K
NOI $37,522 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
885
Businesses Nearby
Explore this area
Business Placement
Demographics for 92345, CA
86,499
Population
27,247
Households
3.2
Avg Household Size
34
Median Age
11%
College-Educated
77%
High-School Grad
98.9 sq mi
ZIP Area
875
Density / Sq Mi
$65,949
Median Household Income
$37,235
Median Earnings
$1,499
Median Rent
$359,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences feature two-bedroom, two-bath layouts with central HVAC and laundry hookups.
Where is this duplex located?
The property is located at 16458 Spruce Hesperia, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two residential units totaling 1,890 square feet; 0.163‑acre parcel in Hesperia, CA 92345; Each unit offers 2 bedrooms and 2 bathrooms
