Three-Unit Office Building For
For Sale
$550,000
14312 Main St, Hesperia, CA 92345
Three-unit office building with Main Street frontage and ample parking.
Property Size2,360 SF
Lot Size0.60 Acres
Days on Market150
Property Features for 14312 Main St
General Information
Standard status
Active
Size
2,360 SF
Lot size
0.60 Acres
Property subtype
Commercial
Building Details
Building Size
2,360 SF
Year Built
1985
Listing Agency:
ELEVATE REAL ESTATE AGENCY
(951) 394-3554
Listed By:
RYAN MCKEE
(951) 394-3554
Source:
Elliman
Added: Mar 12
Changed: Aug 8
Last Checked: Aug 8 at 2:09PM
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 ELEVATE REAL ESTATE AGENCY
Investment Insights
Based on property information with market context.
This three-unit office building presents a commercial real estate investment opportunity, featuring frontage on Main Street. The property is designed to accommodate various business needs. Each unit includes bathroom facilities. Ample parking is available, with space for over 20 vehicles. The location provides convenient access to amenities, including the Stater Brothers shopping center and various restaurants. Direct access to I-15 is available via the Main Street exit.
Key Highlights
- Excellent Main Street frontage for high visibility.
- Three individual office units suitable for diverse business needs.
- Ample parking with space for over 20 vehicles.
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
$35,173
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
6.40%
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%
$703,460
$703.5K
Cap Rate 7%
$502,471
$502.5K
Cap Rate 9%
$390,811
$390.8K
Market Conditions
NOI Build-Up for 2,360 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
$51.0K $21.60/SF
− Vacancy
−$4.1K −$1.73/SF
EGI
$46.9K $19.87/SF
− OpEx
−$11.7K −$4.97/SF
NOI
$35.2K $14.90/SF
Area
Hesperia, CA
Vacancy
8.00%
Lease Rate
$21.60 /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%
$703,460
Cap Rate 7%
$502,471
Cap Rate 9%
$390,811
Alternative Uses
Best Use
Office B
$502.5K
$439.7K – $586.2K
NOI $35,173 @ 7.0% cap · market cap 6.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$669.3K
$585.7K – $780.9K
NOI $46,853 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
908
Businesses Nearby
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 Office 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?
Office building - Three-unit office building with Main Street frontage and ample parking.
Where is this office building located?
The property is located at 14312 Main St Hesperia, CA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Excellent Main Street frontage for high visibility.; Three individual office units suitable for diverse business needs.; Ample parking with space for over 20 vehicles.
