Victorville Retail Property For
For Sale
Contact for pricing
12450 Amargosa Rd, Victorville, CA 92392
Retail property available for sale in Victorville, California.
Property Size44,388 SF
Price / SF$236.55
Days on Market163
Property Features for 12450 Amargosa Rd
General Information
Standard status
Active
Size
44,388 SF
Property subtype
Retail
Occupancy
53%
Lease Type
NNN
Building Details
Year Built
2089
Year Renovated
2024
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Hanley Investment Group
(949) 585-7648
Listed By:
Sean Cox · License #CA 02114392
Source:
Crexi
Added: Mar 16
Changed: Aug 22
Last Checked: Aug 24 at 5:10PM
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 Hanley Investment Group
Investment Insights
Based on property information with market context.
A retail property is available for sale in Victorville, California. The property has a size of 44388 square feet. Intended use of the property is for retail purposes.
Key Highlights
- Access to Full Offering Memorandum: Comprehensive details available via provided link.
- Year Built: Constructed in 2089.
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
$538,715
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
5.13%
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%
$10,774,300
$10.8M
Cap Rate 7%
$7,695,929
$7.7M
Cap Rate 9%
$5,985,722
$6.0M
Market Conditions
NOI Build-Up for 44,388 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
$772.4K $17.40/SF
− Vacancy
−$54.1K −$1.22/SF
EGI
$718.3K $16.18/SF
− OpEx
−$179.6K −$4.05/SF
NOI
$538.7K $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%
$10,774,300
Cap Rate 7%
$7,695,929
Cap Rate 9%
$5,985,722
Alternative Uses
Best Use
Specialty Retail
$7.70M
$6.73M – $8.98M
NOI $538,715 @ 7.0% cap · market cap 5.13%
Second Best
Retail
$6.58M
$5.76M – $7.68M
NOI $460,574 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$9.40M
$8.23M – $10.97M
NOI $658,256 @ 7.0% cap · market cap 6.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
967
Businesses Nearby
715k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 27%
Apparel 23%
Groceries 20%
Dining 20%
DICK'S Sporting Goods
Apparel
78,601 visits/mo
0.4 miles
Macy's
Apparel
70,455 visits/mo
0.3 miles
Vallarta Supermarket
Groceries
67,702 visits/mo
0.2 miles
Barnes & Noble
Shops & Services
61,673 visits/mo
0.4 miles
El Super
Groceries
49,971 visits/mo
0.5 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
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Similar Off Market Nearby
- El Super — 14950 Bear Valley Rd, Victorville, CA 92395
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Retail property available for sale in Victorville, California.
Where is this grocery and convenience store located?
The property is located at 12450 Amargosa Rd Victorville, CA.
What is the asking price?
The asking price for this property is $10,500,000.
What are key features of this property?
This property features: Access to Full Offering Memorandum: Comprehensive details available via provided link.; Year Built: Constructed in 2089.
