Second-Floor Medical Office
For Sale
$325,000
44725 W 10th Street, Lancaster, CA 93534
COMMERCIAL - Lancaster, CA
Property Size1,309 SF
Lot Size3.01 Acres
Price / SF$248.28
Days on Market30
Property Features for 44725 W 10th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C-Commercial
Directions
10th St. W. south of Lancaster Blvd.
Subdivision
03 - Lancaster West
Standard status
Active
APN
3122-016-025
Size
1,309 SF
Lot size
3.01 Acres
Utilities
Cooling system
Central Air
Amenities
24/7 building access
public restrooms
Building Details
Year built
1983
Floors in Building
2
Building materials
Block, Stucco, Wood Siding
Listing Agency:
Seffi Toneman, Broker
(661) 600-1269
Listed By:
Seffi Toneman · License #01878066
(661) 600-1269
Added: Jul 27
Changed: Aug 4
Last Checked: Aug 25 at 12:06AM
MLS# 26005922
Copyright © 2026 Greater Antelope Valley Association of Realtors. 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.
Move-in ready, turnkey second-floor medical office suite in Sierra Medical Plaza. The layout includes a welcoming lobby and reception area, dedicated nurses space, four private exam rooms, and two private in-suite restrooms, plus exterior public restrooms. The suite is served by elevator access and includes 24/7 building access for patients and staff. Built in 1983 with central air and professional medical configuration already in place, the space is designed to support physician and specialist practices, wellness providers, and other healthcare professionals seeking to reduce time and costs associated with buildout.
Sierra Medical Plaza is located on 10th Street West near Lancaster Blvd. in Lancaster’s primary medical and commercial corridor. The complex is positioned for convenient connectivity throughout the Antelope Valley, with access to Avenue J, Avenue K, Sierra Highway, and the Antelope Valley Freeway (SR-14).
The property consists of a 3.01-acre campus and a 1,309-square-foot second-floor suite, offering a patient-ready configuration within an established medical office complex.
Sierra Medical Plaza is located on 10th Street West near Lancaster Blvd. in Lancaster’s primary medical and commercial corridor. The complex is positioned for convenient connectivity throughout the Antelope Valley, with access to Avenue J, Avenue K, Sierra Highway, and the Antelope Valley Freeway (SR-14).
The property consists of a 3.01-acre campus and a 1,309-square-foot second-floor suite, offering a patient-ready configuration within an established medical office complex.
Key Highlights
- 1,309‑square‑foot second‑floor medical suite in Sierra Medical Plaza
- Four private exam rooms plus dedicated nurses space
- Two private in‑suite restrooms and exterior public 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
$21,559
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
6.63%
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%
$431,180
$431.2K
Cap Rate 7%
$307,986
$308.0K
Cap Rate 9%
$239,544
$239.5K
Market Conditions
NOI Build-Up for 1,309 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
$39.3K $30.00/SF
− Vacancy
−$3.3K −$2.55/SF
EGI
$35.9K $27.45/SF
− OpEx
−$14.4K −$10.98/SF
NOI
$21.6K $16.47/SF
Area
Lancaster, CA
Vacancy
8.50%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
40.00%
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%
$431,180
Cap Rate 7%
$307,986
Cap Rate 9%
$239,544
Alternative Uses
Best Use
Healthcare Medical
$308.0K
$269.5K – $359.3K
NOI $21,559 @ 7.0% cap · market cap 6.63%
Second Best
Office B
$298.1K
$260.8K – $347.7K
NOI $20,864 @ 7.0% cap · market cap 6.42%
Theoretical Best
Office A
$411.2K
$359.8K – $479.7K
NOI $28,782 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,391
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 93534, CA
43,906
Population
16,343
Households
2.7
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
19.0 sq mi
ZIP Area
2,311
Density / Sq Mi
$58,891
Median Household Income
$44,566
Median Earnings
$1,513
Median Rent
$339,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Second-floor medical suite with elevator access, four exam rooms, and 24/7 building access in a C-commercial plaza setting.
Where is this medical office space located?
The property is located at 44725 W 10th Street Lancaster, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,309‑square‑foot second‑floor medical suite in Sierra Medical Plaza; Four private exam rooms plus dedicated nurses space; Two private in‑suite restrooms and exterior public restrooms
