Adelanto Triplex Investment
For Sale
$490,000
11895 White Ave, Adelanto, CA 92301
Triplex in growing High Desert rental market with value-add potential.
Property Size2,414 SF
Lot Size0.21 Acres
Days on Market256
Property Features for 11895 White Ave
General Information
Standard status
Active
Size
2,414 SF
Lot size
0.21 Acres
Property subtype
Investment
Building Details
Building Size
2,414 SF
Year Built
1979
Units
3
Listing Agency:
Le Investment Group
(909) 256-7889
Listed By:
DARREN CORREA
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 7
Last Checked: Aug 10 at 8:08AM
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 Le Investment Group
Investment Insights
Based on property information with market context.
This single-story triplex is located in the High Desert rental market. The property features three units, each with 2 bedrooms and 1 bathroom. The total rentable area is approximately 2,414 square feet, situated on a 0.21-acre lot. The current annual gross income is $46,140, with market rents supporting a projected gross of $53,820. Operating at a 5.71% current CAP rate, this property provides the potential to push to a 6.76% pro forma CAP with minor rent adjustments. The pro forma GRM is 9.75, providing a solid value-add opportunity for investors seeking reliable cash flow and long-term appreciation.
Key Highlights
- Triplex investment property in the High Desert rental market
- Current annual gross income of $46,140 with potential to reach $53,820
- Current CAP rate of 5.71% with potential to increase to 6.76% with rent adjustments
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
$24,617
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
5.02%
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%
$492,340
$492.3K
Cap Rate 7%
$351,671
$351.7K
Cap Rate 9%
$273,522
$273.5K
Market Conditions
NOI Build-Up for 2,414 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
$37.4K $15.48/SF
− Vacancy
−$2.2K −$0.91/SF
EGI
$35.2K $14.57/SF
− OpEx
−$10.6K −$4.37/SF
NOI
$24.6K $10.20/SF
Area
San Bernardino County, CA
Vacancy
5.89%
Lease Rate
$15.48 /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%
$492,340
Cap Rate 7%
$351,671
Cap Rate 9%
$273,522
Alternative Uses
Best Use
Multifamily LT 5
$351.7K
$307.7K – $410.3K
NOI $24,617 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$305.3K
$267.1K – $356.2K
NOI $21,371 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$509.2K
$445.6K – $594.1K
NOI $35,644 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
Explore this area
Business Placement
Demographics for 92301, CA
38,912
Population
10,069
Households
3.9
Avg Household Size
29
Median Age
8%
College-Educated
73%
High-School Grad
224.8 sq mi
ZIP Area
173
Density / Sq Mi
$68,205
Median Household Income
$35,172
Median Earnings
$1,385
Median Rent
$316,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex in growing High Desert rental market with value-add potential.
Where is this triplex located?
The property is located at 11895 White Ave Adelanto, CA.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Triplex investment property in the High Desert rental market; Current annual gross income of $46,140 with potential to reach $53,820; Current CAP rate of 5.71% with potential to increase to 6.76% with rent adjustments
