Industrial Building with Expansion
For Sale
$3,800,000
10350 10360 I Ave, Hesperia, CA 92345
Industrial improvements with loading infrastructure, roll-up doors, and income plus separately parceled expansion lots.
Property Size28,220 SF
Lot Size5.49 Acres
Price / SF$134.66
Days on Market66
Property Features for 10350 10360 I Ave
General Information
Standard status
Active
Size
28,220 SF
Lot size
5.49 Acres
Property subtype
Industrial
Zoning
CIBP
Warehouse & Industrial
Clear Height
24 ft
Drive-In Doors
16
Additional Details
Highway Access
Yes
Building Details
Building Size
28,220 SF
Year Built
1997
Listing Agency:
Re/Max Freedom
(760) 887-1122
Listed By:
Kimberly Jarrard · License #01840446
Source:
Elliman
Added: Jun 4
Changed: Aug 8
Last Checked: Jun 6 at 5:05AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Re/Max Freedom
Investment Insights
Based on property information with market context.
This offering includes approximately 28,220 SF of industrial improvements on about 2.75 acres, plus two additional separately parceled 1.37-acre lots located directly behind the property. The improvements feature a loading dock area of approximately 5,000 SF and approximately 3,000 SF of upstairs storage. The facility has 16’ roll-up doors and approximately 24’ clear height, supported by yard and truck/loading capabilities designed for practical industrial operations.
The two back lots are zoned CIBP (Commercial/Industrial Business Park), noted as favorable for a broad range of industrial and commercial activities. The current property generates monthly rental income, and it also includes Verizon tower income.
For tenants, buyers, and operators, the combination of functional high-clear space, truck and loading infrastructure, and on-site yard supports uses such as distribution, logistics, manufacturing, contractor operations, storage, or owner-user occupancy. The separately parceled expansion lots behind the improvements provide additional flexibility for storage, equipment yards, additional structures, or other development options consistent with the CIBP zoning designation.
The two back lots are zoned CIBP (Commercial/Industrial Business Park), noted as favorable for a broad range of industrial and commercial activities. The current property generates monthly rental income, and it also includes Verizon tower income.
For tenants, buyers, and operators, the combination of functional high-clear space, truck and loading infrastructure, and on-site yard supports uses such as distribution, logistics, manufacturing, contractor operations, storage, or owner-user occupancy. The separately parceled expansion lots behind the improvements provide additional flexibility for storage, equipment yards, additional structures, or other development options consistent with the CIBP zoning designation.
Key Highlights
- 1997‑built industrial improvements totaling approx. 28,220 SF on approx. 2.75 acres
- Includes additional separately parceled 1.37‑acre lots behind the building for future expansion, storage, or development
- Commercial/Industrial Business Park (CIBP) zoning for the additional lots
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
16
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
201
Businesses Nearby
Well-served
Demand for This Use
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.
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial improvements with loading infrastructure, roll-up doors, and income plus separately parceled expansion lots.
Where is this warehouse located?
The property is located at 10350 10360 I Ave 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: 1997‑built industrial improvements totaling approx. 28,220 SF on approx. 2.75 acres; Includes additional separately parceled 1.37‑acre lots behind the building for future expansion, storage, or development; Commercial/Industrial Business Park (CIBP) zoning for the additional lots
