Two-Building Office
For Sale
$15,000,000
13911 13955 Park Ave, Victorville, CA 92392
Two professionally maintained office buildings are fully occupied, with a vacant parcel supporting future expansion or development.
Property Size53,407 SF
Days on Market10
Property Features for 13911 13955 Park Ave
General Information
Standard status
Active
Size
53,407 SF
Property subtype
Commercial
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Building Details
Building Size
53,407 SF
Buildings
2
Tenancy
Multi
Listing Agency:
NAI Capital Victorville
(760) 559-6807
Listed By:
Mehdi Mostaedi · License #01392527
Source:
Elliman
Added: Aug 11
Changed: Aug 14
Last Checked: Aug 19 at 8:53AM
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 NAI Capital Victorville
Investment Insights
Based on property information with market context.
This offering includes two professionally maintained office buildings totaling more than 53,000 square feet across two parcels. The buildings are currently 100% occupied by long-term private sector and government tenants. A separate vacant parcel provides additional land for future expansion or development.
The property is located at 13911 and 13955 Park Ave in Victorville, with exposure along Interstate 15 and access through the Palmdale Road interchange on Highway 18. The surrounding business and government corridor includes Victorville City Hall, the San Bernardino Courthouse, and Kaiser Permanente Medical Center.
The property is located at 13911 and 13955 Park Ave in Victorville, with exposure along Interstate 15 and access through the Palmdale Road interchange on Highway 18. The surrounding business and government corridor includes Victorville City Hall, the San Bernardino Courthouse, and Kaiser Permanente Medical Center.
Key Highlights
- Two professionally maintained office buildings totaling more than 53,000 square feet
- 100% occupied by long‑term private sector and government tenants
- Two‑parcel offering includes a separate vacant parcel for future development
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
$610,923
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
4.07%
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%
$12,218,460
$12.2M
Cap Rate 7%
$8,727,471
$8.7M
Cap Rate 9%
$6,788,033
$6.8M
Market Conditions
NOI Build-Up for 53,407 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
$993.4K $18.60/SF
− Vacancy
−$178.8K −$3.35/SF
EGI
$814.6K $15.25/SF
− OpEx
−$203.6K −$3.81/SF
NOI
$610.9K $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%
$12,218,460
Cap Rate 7%
$8,727,471
Cap Rate 9%
$6,788,033
Alternative Uses
Best Use
Office B
$8.73M
$7.64M – $10.18M
NOI $610,923 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.31M
$9.90M – $13.20M
NOI $792,004 @ 7.0% cap · market cap 5.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,296
Businesses Nearby
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?
Office building - Two professionally maintained office buildings are fully occupied, with a vacant parcel supporting future expansion or development.
Where is this office building located?
The property is located at 13911 13955 Park Ave Victorville, CA.
What is the asking price?
The asking price for this property is $15,000,000.
What are key features of this property?
This property features: Two professionally maintained office buildings totaling more than 53,000 square feet; 100% occupied by long‑term private sector and government tenants; Two‑parcel offering includes a separate vacant parcel for future development
