Industrial Distribution
For Sale
$3,800,000
10350-10360 I Avenue, Hesperia, CA 92345
Commercial Sale, Hesperia, CA
Property Size28,220 SF
Lot Size2.75 Acres
Price / SF$134.66
Days on Market90
Property Features for 10350-10360 I Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Chain Link
Directions
I Ave to PIQ West side of the street
Subdivision
HSP - Hesperia
Standard status
Active
APN
0410021060000
Lot size
2.75 Acres
Taxes and HOA fees
Tax Year
2025
Amenities
loading dock
roll-up doors
Building Details
Year built
1997
Listing Agency:
RE/MAX FREEDOM · RE/MAX International
(760) 488-6471
Listed By:
Kimberly Jarrard · License #01840446
(760) 887-1122
Added: May 28
Changed: Aug 20
Last Checked: Aug 25 at 9:06AM
MLS# HD26115682
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 distribution center in Hesperia includes approximately 28,220 square feet of industrial improvements on approximately 2.75 acres. The layout features about 5,000 square feet of loading-dock space, 16-foot roll-up doors, and approximately 24-foot clear height. An additional upstairs storage area of approximately 3,000 square feet is not included in the stated building area. Chain-link fencing and truck-serving yard space add practical site functionality. The property was built in 1997 and currently generates rental income.
Two separately parceled 1.37-acre commercial and industrial lots are located directly behind the property and may be acquired separately. Those parcels carry CIBP-Commercial/Industrial Business Park zoning. The site is in Hesperia, with regional connectivity to the I-15 freeway corridor, Southern California logistics routes, Inland Empire distribution networks, and the Victor Valley industrial market.
Two separately parceled 1.37-acre commercial and industrial lots are located directly behind the property and may be acquired separately. Those parcels carry CIBP-Commercial/Industrial Business Park zoning. The site is in Hesperia, with regional connectivity to the I-15 freeway corridor, Southern California logistics routes, Inland Empire distribution networks, and the Victor Valley industrial market.
Key Highlights
- Approximately 28,220 SF of industrial improvements on approximately 2.75 acres
- Approximately 5,000 SF of loading‑dock area with 16‑foot roll‑up doors
- Approximately 24‑foot clear height supports industrial storage and distribution functions
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
$277,505
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
7.30%
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%
$5,550,100
$5.6M
Cap Rate 7%
$3,964,357
$4.0M
Cap Rate 9%
$3,083,389
$3.1M
Market Conditions
NOI Build-Up for 28,220 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
$352.2K $12.48/SF
− Vacancy
−$25.7K −$0.91/SF
EGI
$326.5K $11.57/SF
− OpEx
−$49.0K −$1.74/SF
NOI
$277.5K $9.83/SF
Area
Hesperia, CA
Vacancy
7.30%
Lease Rate
$12.48 /SF/Yr
Expense Ratio
15.00%
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%
$5,550,100
Cap Rate 7%
$3,964,357
Cap Rate 9%
$3,083,389
Alternative Uses
Best Use
Warehouse
$3.96M
$3.47M – $4.63M
NOI $277,505 @ 7.0% cap · market cap 7.30%
Second Best
Industrial
$3.26M
$2.86M – $3.81M
NOI $228,533 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$8.00M
$7.00M – $9.34M
NOI $560,246 @ 7.0% cap · market cap 14.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
201
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 Industrial 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?
Distribution center - Functional loading areas, high-clearance interiors, and a fenced yard support distribution and industrial operations.
Where is this distribution center located?
The property is located at 10350-10360 I Avenue Hesperia, CA.
What is the asking price?
The asking price for this property is $3,800,000.
What are key features of this property?
This property features: Approximately 28,220 SF of industrial improvements on approximately 2.75 acres; Approximately 5,000 SF of loading‑dock area with 16‑foot roll‑up doors; Approximately 24‑foot clear height supports industrial storage and distribution functions
