Office-Retail Building with
For Sale
$2,500,000
14075 Hesperia, Victorville, CA 92395
Two-story office/retail building with atrium common areas and 16 units on a 1.53-acre lot.
Property Size24,616 SF
Lot Size1.53 Acres
Price / SF$119.05
Days on Market145
Property Features for 14075 Hesperia
General Information
Standard status
Active
Size
24,616 SF
Lot size
1.53 Acres
Property subtype
Office
Occupancy
94%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
16
Building Details
Building Size
24,616 SF
Year Built
1989
Stories
2
Tenancy
Multi
Listing Agency:
CPI Capital Properties
(760) 951-5242
Listed By:
John Connolly · License #00511057
Source:
Velocityrealtysd
Added: Apr 2
Changed: Aug 24
Last Checked: Aug 23 at 7:34AM
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 CPI Capital Properties
Investment Insights
Based on property information with market context.
The Atrium Plaza is a well-maintained two-story office/retail building with 16 units totaling nearly 21,000 rentable square feet. The property includes unique “atrium” common areas and is currently 94% occupied, generating over $247,000 in gross annual income. The roof is only a few years old, and the front and rear parking lots were recently refurbished with seal coating and striping.
Located at 14075 Hesperia Rd in Victorville, the site provides frontage along a high-traffic thoroughfare. The property includes ample parking for tenants and customers, and it is described as being only minutes from the La Mesa/Nisqually Rd exits off Interstate 15. An adjacent 20,000 square foot commercial lot is included (APN 0477-232-29), which the listing notes as offering potential for future expansion.
Located at 14075 Hesperia Rd in Victorville, the site provides frontage along a high-traffic thoroughfare. The property includes ample parking for tenants and customers, and it is described as being only minutes from the La Mesa/Nisqually Rd exits off Interstate 15. An adjacent 20,000 square foot commercial lot is included (APN 0477-232-29), which the listing notes as offering potential for future expansion.
Key Highlights
- The Atrium Plaza in Victorville, CA: 2‑story office/retail building with atrium common areas
- 16 units totaling nearly 21,000 SF of rentable space
- 94% occupancy, producing over $247,000 in gross annual income
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
$217,898
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
8.72%
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%
$4,357,960
$4.4M
Cap Rate 7%
$3,112,829
$3.1M
Cap Rate 9%
$2,421,089
$2.4M
Market Conditions
NOI Build-Up for 21,000 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
$340.2K $16.20/SF
− Vacancy
−$28.9K −$1.38/SF
EGI
$311.3K $14.82/SF
− OpEx
−$93.4K −$4.45/SF
NOI
$217.9K $10.38/SF
Area
Victorville, CA
Vacancy
8.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$4,357,960
Cap Rate 7%
$3,112,829
Cap Rate 9%
$2,421,089
Alternative Uses
Best Use
Office B
$3.43M
$3.00M – $4.00M
NOI $240,219 @ 7.0% cap · market cap 9.61%
Second Best
Retail
$3.11M
$2.72M – $3.63M
NOI $217,898 @ 7.0% cap · market cap 8.72%
Theoretical Best
Office A
$4.45M
$3.89M – $5.19M
NOI $311,422 @ 7.0% cap · market cap 12.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16
Office units
94%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
286
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 units - Two-story office/retail building with atrium common areas and 16 units on a 1.53-acre lot.
Where is this office units located?
The property is located at 14075 Hesperia Victorville, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: The Atrium Plaza in Victorville, CA: 2‑story office/retail building with atrium common areas; 16 units totaling nearly 21,000 SF of rentable space; 94% occupancy, producing over $247,000 in gross annual income
