C-2 Commercial Building with Fenced
For Sale
$2,649,000
12033 Mariposa, Hesperia, CA 92345
SINGLE_FAMILY - Hesperia, CA
Property Size8,630 SF
Price / SF$306.95
Days on Market95
Property Features for 12033 Mariposa
General Information
Property type
Residential
Property subtype
Retail
Zoning
c2
Directions
From the I-15 Freeway, take the Main Street exit in Hesperia and head east on Main Street. Turn right onto Mariposa Road. Continue north approximately 0.2 miles. The property, , will be on the right-hand side just north of Main Street.
Subdivision
HSP - Hesperia
Standard status
Active
APN
0406012170000
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
20428
Utilities
Cooling system
Central Air
Building Details
Year built
2001
Listing Agency:
RE/MAX FREEDOM · RE/MAX International
(760) 488-6471
Listed By:
Emily Stiltz · License #02233666
(760) 887-1122
Added: May 11
Changed: Aug 5
Last Checked: Aug 13 at 3:06AM
MLS# HD26102776
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2001-built commercial building offers a versatile interior layout with showroom and office areas supported by approximately 10-foot ceilings, along with a warehouse area featuring approximately 16-foot ceilings and a roll-up garage door. The property is designed for flexible use, with the potential for three separate suites and a current configuration into two. Suite C is approximately 2,200 square feet and is currently tenant occupied. Suites A and B are combined and have been occupied since construction by Capo Fireside, County Oak & Stoves, and the business transition creates an opportunity for an owner-user or incoming tenant. Outdoors, the site includes a secure fenced yard enclosed with solid wrought iron fencing and gated access, suitable for vehicles, equipment, materials, and outdoor storage.
The building is positioned for strong freeway frontage and visibility along the Interstate 15 corridor. It sits on a 25,843 square foot lot and is presented as a C-2 Commercial-zoned property, with mixed-use possibilities described by the seller. All zoning and permitted uses should be verified with the City of Hesperia.
For buyers and tenants, the combination of office/showroom space, warehouse functionality, roll-up access, and secure yard storage supports a range of service, contractor, showroom, distribution, and work-truck parking needs. The property is available for sale or lease, and the suite flexibility can accommodate businesses seeking a straightforward operational footprint with room to adjust configuration over time.
The building is positioned for strong freeway frontage and visibility along the Interstate 15 corridor. It sits on a 25,843 square foot lot and is presented as a C-2 Commercial-zoned property, with mixed-use possibilities described by the seller. All zoning and permitted uses should be verified with the City of Hesperia.
For buyers and tenants, the combination of office/showroom space, warehouse functionality, roll-up access, and secure yard storage supports a range of service, contractor, showroom, distribution, and work-truck parking needs. The property is available for sale or lease, and the suite flexibility can accommodate businesses seeking a straightforward operational footprint with room to adjust configuration over time.
Key Highlights
- Approximately 8,630 SF commercial building on a 25,843 SF lot at 12033 Mariposa Rd in Hesperia, CA
- Built in 2001 with central air and 10‑foot ceilings in showroom and office areas
- Warehouse area features approximately 16‑foot ceilings and a roll‑up garage door for storage and operations
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
$112,684
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
4.25%
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%
$2,253,680
$2.3M
Cap Rate 7%
$1,609,771
$1.6M
Cap Rate 9%
$1,252,044
$1.3M
Market Conditions
NOI Build-Up for 8,630 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
$186.4K $21.60/SF
− Vacancy
−$13.0K −$1.51/SF
EGI
$173.4K $20.09/SF
− OpEx
−$60.7K −$7.03/SF
NOI
$112.7K $13.06/SF
Area
Hesperia, CA
Vacancy
7.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$2,253,680
Cap Rate 7%
$1,609,771
Cap Rate 9%
$1,252,044
Alternative Uses
Best Use
Flex RnD
$1.61M
$1.41M – $1.88M
NOI $112,684 @ 7.0% cap · market cap 4.25%
Second Best
Warehouse
$1.21M
$1.06M – $1.41M
NOI $84,864 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$2.45M
$2.14M – $2.86M
NOI $171,330 @ 7.0% cap · market cap 6.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
1
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
14
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
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible C-2 building with roll-up warehouse access and secure fenced yard for operations, storage, or showrooms.
Where is this flex space located?
The property is located at 12033 Mariposa Hesperia, CA.
What is the asking price?
The asking price for this property is $2,649,000.
What are key features of this property?
This property features: Approximately 8,630 SF commercial building on a 25,843 SF lot at 12033 Mariposa Rd in Hesperia, CA; Built in 2001 with central air and 10‑foot ceilings in showroom and office areas; Warehouse area features approximately 16‑foot ceilings and a roll‑up garage door for storage and operations
