Industrial Property with Expansion
For Sale
Contact for pricing
10350 10360 I Ave, Hesperia, CA 92345
High-clear industrial improvements with loading capacity and additional income from a Verizon tower, plus expansion parcels.
Property Size28,220 SF
Lot Size2.75 Acres
Price / SF$184.27
Days on Market67
Property Features for 10350 10360 I Ave
General Information
Standard status
Active
Size
28,220 SF
Class
C
Lot size
2.75 Acres
Property subtype
Industrial, Office, Retail
Zoning
Commercial
Investment Type
Stabilized
Additional Details
Clear Height
24 ft
Building Details
Year Built
1997
Buildings
2
Stories
1
Tenancy
Multi
Listing Agency:
Re/Max Freedom
(760) 887-1122
Listed By:
Kimberly Jarrard · License #01840446
Source:
Crexi
Added: Jun 6
Changed: Aug 8
Last Checked: Aug 9 at 3:41PM
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.
The offering includes an industrial/commercial property with approximately 28,220 square feet of functional improvements on about 2.75 acres, along with two additional separately parceled 1.37-acre lots positioned directly behind the main site. The industrial building features a loading dock area of approximately 5,000 square feet, about 3,000 square feet of upstairs storage, 16' roll-up doors, and approximately 24' clear height to support a range of loading and storage needs. The property is also described as having yard functionality and truck/loading capabilities suitable for distribution, logistics, manufacturing, contractor operations, storage, and owner-user occupancy.
Also included is additional rental income associated with a Verizon tower. The back parcels are zoned CIBP, Commercial/Industrial Business Park, which the offering describes as favorable for a broad range of industrial and commercial activities. The combination of on-site improvements and adjacent expansion land is intended to provide flexibility for additional structures, equipment storage, trucking operations, or other growth-oriented uses.
For tenants and owner-users, the configuration supports practical industrial operations that benefit from yard space and high-clear interior capacity, while the roll-up door and dock infrastructure can accommodate regular receiving and shipping. For buyers, the multi-component layout provides both an income-producing element tied to the Verizon tower and separately parceled land intended to support future storage, development, or operational expansion on the same industrial footprint.
Also included is additional rental income associated with a Verizon tower. The back parcels are zoned CIBP, Commercial/Industrial Business Park, which the offering describes as favorable for a broad range of industrial and commercial activities. The combination of on-site improvements and adjacent expansion land is intended to provide flexibility for additional structures, equipment storage, trucking operations, or other growth-oriented uses.
For tenants and owner-users, the configuration supports practical industrial operations that benefit from yard space and high-clear interior capacity, while the roll-up door and dock infrastructure can accommodate regular receiving and shipping. For buyers, the multi-component layout provides both an income-producing element tied to the Verizon tower and separately parceled land intended to support future storage, development, or operational expansion on the same industrial footprint.
Key Highlights
- 1997‑built industrial improvements totaling approx. 28,220 SF on approx. 2.75 acres
- Includes additional expansion/adjacent lots: two separately parceled 1.37‑acre lots located directly behind the property
- Commercial/Industrial Business Park zoning (CIBP) on the expansion 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
5.34%
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 5.34%
Second Best
Industrial
$3.26M
$2.86M – $3.81M
NOI $228,533 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$8.00M
$7.00M – $9.34M
NOI $560,246 @ 7.0% cap · market cap 10.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
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.
Similar Off Market Nearby
- US Storage Centers — 17147 Lemon St, Hesperia, CA 92345
- RightSpace Self Storage — 10150 I Ave, Hesperia, CA 92345
- Big B Boat Disposal — 18028 talisman st, hesperia, ca 92345
- Storage - Countrywide RV And Mini Storage — 17001-17199 Lemon St, Hesperia, CA 92345
- RightSpace Self Storage — 9620 I Ave, Hesperia, CA 92345
Frequently Asked Questions
What type of property is this?
Warehouse - High-clear industrial improvements with loading capacity and additional income from a Verizon tower, plus expansion parcels.
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 $5,200,000.
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 expansion/adjacent lots: two separately parceled 1.37‑acre lots located directly behind the property; Commercial/Industrial Business Park zoning (CIBP) on the expansion lots
