Two-Building Office
For Sale
$1,350,000
16044 Bear Valley Rd, Victorville, CA 92395
Freestanding office buildings occupied by long-term tenants near medical, educational, recreational, and transportation destinations.
Property Size8,550 SF
Price / SF$158.82
Days on Market40
Property Features for 16044 Bear Valley Rd
General Information
Standard status
Active
Size
8,550 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Building Size
8,550 SF
Year Built
1984
Buildings
2
Tenancy
Multi
Listed By:
Lily Le
(888) 283-0999
Source:
Elliman
Added: Jul 30
Changed: Sep 3
Last Checked: Sep 6 at 8:45AM
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 Lily Le
Investment Insights
Based on property information with market context.
This office property includes two freestanding buildings spanning over 8500sqft on an over 1-acre lot. The buildings are occupied by long-term tenants, providing an established office configuration for an investor evaluating an existing commercial property. Built in 1984, the asset is located in Victorville, California, along Bear Valley Rd.
The property is near Desert Valley Hospital, Victor Valley College, Hesperia Park, and Spring Valley lake. It also offers proximity to the 15 frwy and 18 frwy. Additional location data includes a BikeScore of 53, categorized as Bikeable; a WalkScore of 49, categorized as Car-Dependent; and a TransitScore of 30, categorized as Some Transit.
The property is near Desert Valley Hospital, Victor Valley College, Hesperia Park, and Spring Valley lake. It also offers proximity to the 15 frwy and 18 frwy. Additional location data includes a BikeScore of 53, categorized as Bikeable; a WalkScore of 49, categorized as Car-Dependent; and a TransitScore of 30, categorized as Some Transit.
Key Highlights
- Two freestanding office buildings spanning over 8500sqft
- Over 1‑acre lot in Victorville, CA
- All tenants are presently long‑term tenants
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
$97,232
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
7.20%
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%
$1,944,640
$1.9M
Cap Rate 7%
$1,389,029
$1.4M
Cap Rate 9%
$1,080,356
$1.1M
Market Conditions
NOI Build-Up for 8,500 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
$158.1K $18.60/SF
− Vacancy
−$28.5K −$3.35/SF
EGI
$129.6K $15.25/SF
− OpEx
−$32.4K −$3.81/SF
NOI
$97.2K $11.44/SF
Area
Victorville, CA
Vacancy
18.00%
Lease Rate
$18.60 /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%
$1,944,640
Cap Rate 7%
$1,389,029
Cap Rate 9%
$1,080,356
Alternative Uses
Best Use
Office B
$1.39M
$1.22M – $1.62M
NOI $97,232 @ 7.0% cap · market cap 7.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.80M
$1.58M – $2.10M
NOI $126,052 @ 7.0% cap · market cap 9.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
Explore this area
Business Placement
Demographics for 92395, CA
47,556
Population
16,394
Households
2.9
Avg Household Size
34
Median Age
15%
College-Educated
81%
High-School Grad
16.9 sq mi
ZIP Area
2,814
Density / Sq Mi
$57,407
Median Household Income
$34,627
Median Earnings
$1,478
Median Rent
$335,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Freestanding office buildings occupied by long-term tenants near medical, educational, recreational, and transportation destinations.
Where is this office building located?
The property is located at 16044 Bear Valley Rd Victorville, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two freestanding office buildings spanning over 8500sqft; Over 1‑acre lot in Victorville, CA; All tenants are presently long‑term tenants
