Divisible Retail
For Sale
Contact for pricing
14350 Bear Valley Road, Victorville, CA 92392
Divisible retail space with street visibility near The Mall of Victor Valley and I-15.
Property Size14,120 SF
Lot Size1.82 Acres
Price / SF$279.75
Days on Market25
Property Features for 14350 Bear Valley Road
General Information
Standard status
Active
Size
14,120 SF
Lot size
1.82 Acres
Property subtype
Retail
Additional Details
Anchor Co-Tenants
The Mall of Victor Valley
Building Details
Year Built
2004
Listing Agency:
CBRE - Ontario
Listed By:
Jared Himes · License #CA 01921954
(949) 344-1200
Source:
Crexi
Added: Aug 12
Changed: Sep 4
Last Checked: Sep 4 at 2:46PM
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 CBRE - Ontario
Investment Insights
Based on property information with market context.
This retail property includes 9,200 SF of divisible space within a 14,120 SF building on a 1.82 AC parcel. Built in 2004, the property can accommodate an operator seeking a flexible retail footprint or a purchaser evaluating the full building.
The site functions as an outparcel to The Mall of Victor Valley, positioned just west of I-15 on the north side of Bear Valley Road in Victorville. Its location provides direct exposure to Bear Valley Road and places the property near a regional shopping destination and major freeway access.
The site functions as an outparcel to The Mall of Victor Valley, positioned just west of I-15 on the north side of Bear Valley Road in Victorville. Its location provides direct exposure to Bear Valley Road and places the property near a regional shopping destination and major freeway access.
Key Highlights
- 9,200 SF divisible retail space
- Entire 14,120 SF property available on 1.82 AC
- Built in 2004
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
$146,511
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
3.71%
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%
$2,930,220
$2.9M
Cap Rate 7%
$2,093,014
$2.1M
Cap Rate 9%
$1,627,900
$1.6M
Market Conditions
NOI Build-Up for 14,120 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
$228.7K $16.20/SF
− Vacancy
−$19.4K −$1.38/SF
EGI
$209.3K $14.82/SF
− OpEx
−$62.8K −$4.45/SF
NOI
$146.5K $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%
$2,930,220
Cap Rate 7%
$2,093,014
Cap Rate 9%
$1,627,900
Alternative Uses
Best Use
Retail
$2.09M
$1.83M – $2.44M
NOI $146,511 @ 7.0% cap · market cap 3.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.99M
$2.62M – $3.49M
NOI $209,394 @ 7.0% cap · market cap 5.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
895
Businesses Nearby
695k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 30%
Superstores 22%
Dining 19%
Shops & Services 15%
Walmart
Superstores
153,510 visits/mo
0.4 miles
DICK'S Sporting Goods
Apparel
78,601 visits/mo
0.3 miles
Macy's
Apparel
70,455 visits/mo
0.4 miles
Barnes & Noble
Shops & Services
61,673 visits/mo
0.4 miles
JCPenney
Apparel
50,543 visits/mo
0.2 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Divisible retail space with street visibility near The Mall of Victor Valley and I-15.
Where is this retail space located?
The property is located at 14350 Bear Valley Road Victorville, CA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: 9,200 SF divisible retail space; Entire 14,120 SF property available on 1.82 AC; Built in 2004
