Entitled Drive-Through Restaurant
For Sale
$2,456,989
12100 Amargosa Road, Victorville, CA 92392
Approved plans support a two-tenant drive-through project alongside an existing full-service restaurant building.
Property Size17,449 SF
Price / SF$140.81
Days on Market90
Property Features for 12100 Amargosa Road
General Information
Standard status
Active
Size
17,449 SF
Property subtype
Retail
Additional Details
Entitled
Yes
Building Details
Buildings
1
Listing Agency:
CBRE
(909) 418-2000
Listed By:
Brandon Beauchemin · License #1338753
(909) 418-2000
Source:
Cbre
Added: Jun 2
Changed: Aug 29
Last Checked: Aug 29 at 5:27PM
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 CBRE
Investment Insights
Based on property information with market context.
The property includes an existing 6,050-square-foot full-service restaurant that may be renovated or redeveloped. Approved entitlements support a 6,400-square-foot drive-through building configured for two tenants, with permit-ready drawings and plans included in the offering.
Executed corporate leases are in place with Chipotle and Schools First Credit Union for the proposed project. The site is located at 12100 Amargosa Road in Victorville, California, and its zoning supports multiple potential uses beyond the current two-tenant concept.
Executed corporate leases are in place with Chipotle and Schools First Credit Union for the proposed project. The site is located at 12100 Amargosa Road in Victorville, California, and its zoning supports multiple potential uses beyond the current two-tenant concept.
Key Highlights
- Approved entitlements for a 6,400‑square‑foot two‑tenant drive‑through building
- Executed corporate leases with Chipotle and Schools First Credit Union
- Permit‑ready drawings and plans included
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
$211,770
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
8.62%
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%
$4,235,400
$4.2M
Cap Rate 7%
$3,025,286
$3.0M
Cap Rate 9%
$2,353,000
$2.4M
Market Conditions
NOI Build-Up for 17,449 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
$303.6K $17.40/SF
− Vacancy
−$21.3K −$1.22/SF
EGI
$282.4K $16.18/SF
− OpEx
−$70.6K −$4.05/SF
NOI
$211.8K $12.14/SF
Area
Victorville, CA
Vacancy
7.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
25.00%
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%
$4,235,400
Cap Rate 7%
$3,025,286
Cap Rate 9%
$2,353,000
Alternative Uses
Best Use
Specialty Retail
$3.03M
$2.65M – $3.53M
NOI $211,770 @ 7.0% cap · market cap 8.62%
Second Best
Retail
$2.59M
$2.26M – $3.02M
NOI $181,053 @ 7.0% cap · market cap 7.37%
Theoretical Best
Office A
$3.70M
$3.23M – $4.31M
NOI $258,762 @ 7.0% cap · market cap 10.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,063
Businesses Nearby
663k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 34%
Dining 32%
Shops & Services 20%
Leisure 7%
DICK'S Sporting Goods
Apparel
78,601 visits/mo
0.2 miles
Macy's
Apparel
70,455 visits/mo
0.3 miles
Barnes & Noble
Shops & Services
61,673 visits/mo
0.3 miles
JCPenney
Apparel
50,543 visits/mo
0.2 miles
Cinemark Victorville 16 and XD
Leisure
43,492 visits/mo
0.3 miles
Demographics for 92392, CA
62,294
Population
18,077
Households
3.4
Avg Household Size
32
Median Age
13%
College-Educated
79%
High-School Grad
37.3 sq mi
ZIP Area
1,670
Density / Sq Mi
$81,652
Median Household Income
$36,726
Median Earnings
$1,790
Median Rent
$365,800
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.
Frequently Asked Questions
What type of property is this?
Drive through restaurant - Approved plans support a two-tenant drive-through project alongside an existing full-service restaurant building.
Where is this drive through restaurant located?
The property is located at 12100 Amargosa Road Victorville, CA.
What is the asking price?
The asking price for this property is $2,456,989.
What are key features of this property?
This property features: Approved entitlements for a 6,400‑square‑foot two‑tenant drive‑through building; Executed corporate leases with Chipotle and Schools First Credit Union; Permit‑ready drawings and plans included
