Mixed-Use Property with Liquor
New
For Sale
$1,600,000
14333 Main St, Hesperia, CA 92345
Commercial property combines an operating liquor store with two residential units and dedicated storage space.
Property Size3,464 SF
Price / SF$461.89
Days on Market2
Property Features for 14333 Main St
General Information
Standard status
Active
Size
3,464 SF
Property subtype
Commercial
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/2BA
Multifamily Units
2
Additional Details
Business Included
Yes
Highway Access
Yes
Amenities
40ft storage container
Building Details
Building Size
3,464 SF
Year Built
1985
Units
3
Tenancy
Multi
Listing Agency:
Excellence Real Estate HD
(213) 465-9887
Listed By:
Daniel Woo Song · License #02173082
(213) 465-9887
Source:
Elliman
Added: Aug 11
Changed: Aug 12
Last Checked: Aug 12 at 5:41AM
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 Excellence Real Estate HD
Investment Insights
Based on property information with market context.
This mixed-use property combines an established liquor store with two separate residential units. The commercial component measures 1,800 square feet, while the residences include a 1-bed, 1-bath unit totaling 704 square feet and a 2-bed, 2-bath unit totaling 960 square feet. Together, the improvements provide 3,464 total square feet and include a 40-foot-long storage container.
Constructed in 1985, the property is located at 14333 Main St in Hesperia, California, near the 15 freeway. The site is associated with daily traffic of over 10,000 vehicles, and a planned 64-unit, 5.14-acre project is identified near Orange and Tamarisk Avenue. Walk Score is 43 and Bike Score is 39.
Constructed in 1985, the property is located at 14333 Main St in Hesperia, California, near the 15 freeway. The site is associated with daily traffic of over 10,000 vehicles, and a planned 64-unit, 5.14-acre project is identified near Orange and Tamarisk Avenue. Walk Score is 43 and Bike Score is 39.
Key Highlights
- 1,800‑square‑foot liquor store component
- Two residential units: 1‑bed/1‑bath and 2‑bed/2‑bath
- 3,464 total square feet across the property
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
$48,323
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
3.02%
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%
$966,460
$966.5K
Cap Rate 7%
$690,329
$690.3K
Cap Rate 9%
$536,922
$536.9K
Market Conditions
NOI Build-Up for 3,464 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
$83.1K $24.00/SF
− Vacancy
−$5.8K −$1.68/SF
EGI
$77.3K $22.32/SF
− OpEx
−$29.0K −$8.37/SF
NOI
$48.3K $13.95/SF
Area
Hesperia, CA
Vacancy
7.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$966,460
Cap Rate 7%
$690,329
Cap Rate 9%
$536,922
Alternative Uses
Best Use
Mixed Use
$690.3K
$604.0K – $805.4K
NOI $48,323 @ 7.0% cap · market cap 3.02%
Second Best
Apartment 5plus
$650.2K
$568.9K – $758.6K
NOI $45,514 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$982.4K
$859.6K – $1.15M
NOI $68,770 @ 7.0% cap · market cap 4.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
908
Businesses Nearby
231k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 38%
Shops & Services 36%
Groceries 21%
Home Improvements & Furnishings 3%
Stater Bros. Markets
Groceries
48,648 visits/mo
0.2 miles
Starbucks
Dining
23,867 visits/mo
0.3 miles
Fastrip
Shops & Services
19,844 visits/mo
0.5 miles
ARCO
Shops & Services
12,454 visits/mo
0.1 miles
Sizzler
Dining
10,570 visits/mo
0.2 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial property combines an operating liquor store with two residential units and dedicated storage space.
Where is this mixed-use property located?
The property is located at 14333 Main St Hesperia, CA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 1,800‑square‑foot liquor store component; Two residential units: 1‑bed/1‑bath and 2‑bed/2‑bath; 3,464 total square feet across the property
