Freeway-Adjacent Hotel Conversion
For Sale
$3,850,000
16901 Stoddard Wells, Victorville, CA 92394
Independent hotel with franchise conversion potential near upcoming railroad project.
Property Size27,000 SF
Price / SF$142.59
Days on Market183
Property Features for 16901 Stoddard Wells
General Information
Standard status
Active
Size
27,000 SF
Building Details
Year Built
1974
Listing Agency:
MGR Real Estate, Inc
Listed By:
Randy Sanchez · License #01180997
(760) 955-7888
Source:
Myfabuloushome
Added: Mar 27
Changed: Sep 13
Last Checked: Sep 24 at 12:45PM
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 MGR Real Estate, Inc
Investment Insights
Based on property information with market context.
This independent hotel is located right off the freeway. The property presents a conversion opportunity to a franchise model, potentially increasing sales and revenue per available room. An upcoming railroad project in Victorville has increased the occupancy of this property.
Key Highlights
- Opportunity to convert to a franchise to increase sales and RevPAR
- Located right off the freeway
- Increased occupancy due to the railroad project in Victorville
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
$169,290
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
4.40%
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%
$3,385,800
$3.4M
Cap Rate 7%
$2,418,429
$2.4M
Cap Rate 9%
$1,881,000
$1.9M
Market Conditions
NOI Build-Up for 27,000 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
$405.0K $15.00/SF
− Vacancy
−$48.6K −$1.80/SF
EGI
$356.4K $13.20/SF
− OpEx
−$187.1K −$6.93/SF
NOI
$169.3K $6.27/SF
Area
Victorville, CA
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$3,385,800
Cap Rate 7%
$2,418,429
Cap Rate 9%
$1,881,000
Alternative Uses
Best Use
Hotel Hospitality
$2.42M
$2.12M – $2.82M
NOI $169,290 @ 7.0% cap · market cap 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.72M
$5.00M – $6.67M
NOI $400,399 @ 7.0% cap · market cap 10.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 92394, CA
41,057
Population
10,217
Households
4
Avg Household Size
32
Median Age
13%
College-Educated
76%
High-School Grad
32.0 sq mi
ZIP Area
1,283
Density / Sq Mi
$75,430
Median Household Income
$37,532
Median Earnings
$1,564
Median Rent
$340,200
Median Home Value
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Frequently Asked Questions
What type of property is this?
Hotel - Independent hotel with franchise conversion potential near upcoming railroad project.
Where is this hotel located?
The property is located at 16901 Stoddard Wells Victorville, CA.
What is the asking price?
The asking price for this property is $3,850,000.
What are key features of this property?
This property features: Opportunity to convert to a franchise to increase sales and RevPAR; Located right off the freeway; Increased occupancy due to the railroad project in Victorville
