Commercial Building with Warehouse
For Sale
$850,000
Pending
11810 I Ave, Hesperia, CA 92345
Freestanding commercial/light industrial building with office and warehouse space.
Property Size6,712 SF
Lot Size0.45 Acres
Days on Market118
Property Features for 11810 I Ave
General Information
Standard status
Pending
Size
6,712 SF
Lot size
0.45 Acres
Property subtype
Industrial
Building Details
Building Size
6,712 SF
Year Built
1988
Listing Agency:
MGR Real Estate, Inc
(760) 955-7888
Listed By:
Randy Sanchez · License #01180997
Source:
Elliman
Added: Apr 15
Changed: Aug 8
Last Checked: Aug 10 at 5:48AM
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 commercial/light industrial building offers approximately 6,712 square feet of space on a 19,555 square foot lot. The property is situated along I Avenue, which provides high visibility and consistent daily traffic exposure. The building includes approximately 1,500 square feet of office space combined with a large insulated warehouse. The property is zoned C3 and equipped with 3-phase power, making it suitable for heavy-duty operations and expanding commercial or light industrial needs. It is suitable for a range of business uses and may be ideal for an owner-user or as an investment property. The bike score is 25, indicating it is somewhat bikeable, the walk score is 17, indicating it is car-dependent, and the transit score is 25, indicating some transit options are available. Buyers should independently verify all potential uses of the property with the City of Hesperia.
Key Highlights
- High visibility location on highly traveled I Avenue with consistent daily traffic exposure.
- ±6,712 SF free‑standing commercial/light industrial building on a ±19,555 SF lot.
- Approximately ±1,500 SF of office space combined with a large insulated warehouse.
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
$66,003
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
7.77%
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%
$1,320,060
$1.3M
Cap Rate 7%
$942,900
$942.9K
Cap Rate 9%
$733,367
$733.4K
Market Conditions
NOI Build-Up for 6,712 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
$83.8K $12.48/SF
− Vacancy
−$6.1K −$0.91/SF
EGI
$77.7K $11.57/SF
− OpEx
−$11.6K −$1.74/SF
NOI
$66.0K $9.83/SF
Area
Hesperia, CA
Vacancy
7.30%
Lease Rate
$12.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,320,060
Cap Rate 7%
$942,900
Cap Rate 9%
$733,367
Alternative Uses
Best Use
Flex RnD
$1.25M
$1.10M – $1.46M
NOI $87,640 @ 7.0% cap · market cap 10.31%
Second Best
Warehouse
$942.9K
$825.0K – $1.10M
NOI $66,003 @ 7.0% cap · market cap 7.77%
Theoretical Best
Office A
$1.90M
$1.67M – $2.22M
NOI $133,252 @ 7.0% cap · market cap 15.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
Under-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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Freestanding commercial/light industrial building with office and warehouse space.
Where is this flex space located?
The property is located at 11810 I Ave Hesperia, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: High visibility location on highly traveled I Avenue with consistent daily traffic exposure.; ±6,712 SF free‑standing commercial/light industrial building on a ±19,555 SF lot.; Approximately ±1,500 SF of office space combined with a large insulated warehouse.
