Freestanding C-2 Storefront
New
For Sale
$489,000
13280 Amargosa, Victorville, CA 92392
Commercial conversion with private rooms, two restrooms, reception space, and central heating and air conditioning.
Property Size2,134 SF
Lot Size0.42 Acres
Price / SF$229.15
Days on Market3
Property Features for 13280 Amargosa
General Information
Standard status
Active
Size
2,134 SF
Lot size
0.42 Acres
Property subtype
Commercial
Zoning
C-2
Building Details
Building Size
2,134 SF
Year Built
1983
Buildings
1
Units
1
Listing Agency:
SINGH & SONS REALTY
Listed By:
SATPAL SINGH · License #01516097
(818) 718-7173
Source:
Elliman
Added: Sep 5
Last Checked: Sep 6 at 12:43PM
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 SINGH & SONS REALTY
Investment Insights
Based on property information with market context.
This freestanding storefront property occupies an approximately 18,500-square-foot commercial lot in Victorville. The 2,134-square-foot building was originally constructed in 1983 as a three-bedroom, two-bath residence and has since been adapted for commercial and retail use. Its current configuration includes multiple private rooms or offices, two restrooms, reception and work areas, laminate flooring, central heating and air conditioning, and an attached two-car garage.
The property carries C-2 commercial zoning and has visibility from Interstate 15. The lot provides substantial outdoor area for uses such as customer parking, vehicle display, or storage, subject to City approval. Located at 13280 Amargosa, the property offers a freestanding format with access to surrounding commercial activity and major corridors. Zoning, permitted uses, parking, occupancy, ADA requirements, permits, licensing, and any proposed use should be independently verified with the City of Victorville.
The property carries C-2 commercial zoning and has visibility from Interstate 15. The lot provides substantial outdoor area for uses such as customer parking, vehicle display, or storage, subject to City approval. Located at 13280 Amargosa, the property offers a freestanding format with access to surrounding commercial activity and major corridors. Zoning, permitted uses, parking, occupancy, ADA requirements, permits, licensing, and any proposed use should be independently verified with the City of Victorville.
Key Highlights
- Approximately 18,500 SF commercial lot
- 2,134 SF building converted from residential to commercial and retail use
- C‑2 commercial zoning
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
$24,411
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
4.99%
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%
$488,220
$488.2K
Cap Rate 7%
$348,729
$348.7K
Cap Rate 9%
$271,233
$271.2K
Market Conditions
NOI Build-Up for 2,134 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
$39.7K $18.60/SF
− Vacancy
−$7.1K −$3.35/SF
EGI
$32.5K $15.25/SF
− OpEx
−$8.1K −$3.81/SF
NOI
$24.4K $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%
$488,220
Cap Rate 7%
$348,729
Cap Rate 9%
$271,233
Alternative Uses
Best Use
Office B
$348.7K
$305.1K – $406.9K
NOI $24,411 @ 7.0% cap · market cap 4.99%
Second Best
Retail
$316.3K
$276.8K – $369.1K
NOI $22,143 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$452.1K
$395.6K – $527.4K
NOI $31,646 @ 7.0% cap · market cap 6.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial conversion with private rooms, two restrooms, reception space, and central heating and air conditioning.
Where is this storefront property located?
The property is located at 13280 Amargosa Victorville, CA.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: Approximately 18,500 SF commercial lot; 2,134 SF building converted from residential to commercial and retail use; C‑2 commercial zoning
