Open-Layout Flex
New
For Sale
$675,000
11650 I Ave, Hesperia, CA 92345
Cubicle workstations, open floor areas and two multi-stall restrooms provide a range of interior configurations.
Property Size5,400 SF
Lot Size0.41 Acres
Price / SF$122
Days on Market2
Property Features for 11650 I Ave
General Information
Standard status
Active
Size
5,400 SF
Lot size
0.41 Acres
Additional Details
Road Access
Yes
Amenities
office cubicles
broad open spaces
two multi-stall restrooms
Building Details
Year Built
1982
Buildings
1
Building Size
5,400 SF
Listing Agency:
Castillo Realty
Listed By:
Guadalupe Lechuga · License #01194720
(562) 424-9332
Source:
Myfabuloushome
Added: Sep 26
Last Checked: Sep 26 at 3:15PM
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 Castillo Realty
Investment Insights
Based on property information with market context.
This 1982 flex-space property combines office cubicles with broad open areas and two multi-stall restrooms. Paved parking is provided on site, and the parcel covers 0.41 acres. The property is located at 11650 I Ave in Hesperia.
Key Highlights
- Flexible interior combines cubicle workstations and open floor areas
- Two multi‑stall restrooms
- 0.41‑acre parcel with paved on‑site parking
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
$52,111
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
7.72%
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%
$1,042,220
$1.0M
Cap Rate 7%
$744,443
$744.4K
Cap Rate 9%
$579,011
$579.0K
Market Conditions
NOI Build-Up for 5,488 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
$79.0K $14.40/SF
− Vacancy
−$4.6K −$0.84/SF
EGI
$74.4K $13.56/SF
− OpEx
−$22.3K −$4.07/SF
NOI
$52.1K $9.50/SF
Area
Hesperia, CA
Vacancy
5.80%
Lease Rate
$14.40 /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%
$1,042,220
Cap Rate 7%
$744,443
Cap Rate 9%
$579,011
Alternative Uses
Best Use
Flex RnD
$1.02M
$895.7K – $1.19M
NOI $71,658 @ 7.0% cap · market cap 10.62%
Second Best
Retail
$744.4K
$651.4K – $868.5K
NOI $52,111 @ 7.0% cap · market cap 7.72%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $108,952 @ 7.0% cap · market cap 16.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
325
Businesses Nearby
Under-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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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
- MAIN STREET CATERING — 11114 G Ave #3, Hesperia, CA 92345
Frequently Asked Questions
What type of property is this?
Flex space - Cubicle workstations, open floor areas and two multi-stall restrooms provide a range of interior configurations.
Where is this flex space located?
The property is located at 11650 I Ave Hesperia, CA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Flexible interior combines cubicle workstations and open floor areas; Two multi‑stall restrooms; 0.41‑acre parcel with paved on‑site parking
