Union Street Investment
For Sale
$650,000
16623 Union St, Victorville, CA 92395
Active tire shop with additional rental units for sale.
Property Size2,000 SF
Lot Size0.15 Acres
Days on Market278
Property Features for 16623 Union St
General Information
Standard status
Active
Size
2,000 SF
Lot size
0.15 Acres
Property subtype
Commercial
Building Details
Building Size
2,000 SF
Year Built
1958
Listing Agency:
(323) 833-3414
Listed By:
Angie Marquez
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 24
Last Checked: Aug 30 at 9:12PM
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 Angie Marquez
Investment Insights
Based on property information with market context.
This property on Union Street, situated between 6th and 7th Streets, presents an investment opportunity. Currently, a tire repair shop operates on the premises and is actively generating revenue. In addition to the tire shop, the property includes three rental units that can provide supplementary monthly income. The property is located in Victorville, CA.
Key Highlights
- Active tire repair shop included on the property.
- Great location on Union St. between 6th and 7th St.
- Three additional rental units for extra income.
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
$20,752
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
3.19%
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%
$415,040
$415.0K
Cap Rate 7%
$296,457
$296.5K
Cap Rate 9%
$230,578
$230.6K
Market Conditions
NOI Build-Up for 2,000 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
$32.4K $16.20/SF
− Vacancy
−$2.8K −$1.38/SF
EGI
$29.6K $14.82/SF
− OpEx
−$8.9K −$4.45/SF
NOI
$20.8K $10.38/SF
Area
Victorville, CA
Vacancy
8.50%
Lease Rate
$16.20 /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%
$415,040
Cap Rate 7%
$296,457
Cap Rate 9%
$230,578
Alternative Uses
Best Use
Retail
$296.5K
$259.4K – $345.9K
NOI $20,752 @ 7.0% cap · market cap 3.19%
Second Best
Industrial
$188.3K
$164.8K – $219.7K
NOI $13,180 @ 7.0% cap · market cap 2.03%
Theoretical Best
Office A
$423.7K
$370.7K – $494.3K
NOI $29,659 @ 7.0% cap · market cap 4.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
876
Businesses Nearby
13k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 70%
Shops & Services 30%
Del Taco
Dining
7,231 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
3,568 visits/mo
0.3 miles
Winchell's Donut House
Dining
2,188 visits/mo
0.4 miles
Caliber Collision
Shops & Services
505 visits/mo
0.4 miles
Demographics for 92395, CA
47,556
Population
16,394
Households
2.9
Avg Household Size
34
Median Age
15%
College-Educated
81%
High-School Grad
16.9 sq mi
ZIP Area
2,814
Density / Sq Mi
$57,407
Median Household Income
$34,627
Median Earnings
$1,478
Median Rent
$335,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- J & E Brakes & Mufflers — 14896 7th St, Victorville, CA 92395
- Briseno Auto Electric and Repair — 14810 7th St C, Victorville, CA 92395
- SOCAL PRO 2 — 14810 7th St unit D, Victorville, CA 92395
- ARTEX WINDOW TINT PPF — 14856 7th St, Victorville, CA 92395
- Victor Valley Oil Change & Repair — 14890 7th St, Victorville, CA 92395
Frequently Asked Questions
What type of property is this?
Auto shop - Active tire shop with additional rental units for sale.
Where is this auto shop located?
The property is located at 16623 Union St Victorville, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Active tire repair shop included on the property.; Great location on Union St. between 6th and 7th St.; Three additional rental units for extra income.
