Two-Story Office
New
For Sale
$1,650,000
14359 Amargosa, Victorville, CA 92392
C-2-zoned office property with established tenants, recent improvements, signage, and on-site parking.
Property Size8,844 SF
Days on Market4
Property Features for 14359 Amargosa
General Information
Standard status
Active
Size
8,844 SF
Property subtype
Commercial
Zoning
C-2
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Building Size
8,844 SF
Year Built
1982
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Lee & Associates - Victorville
(760) 684-8206
Listed By:
Joseph Hisquierdo · License #02023190
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 6:22AM
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 Lee & Associates - Victorville
Investment Insights
Based on property information with market context.
This two-story office building at 14359 Amargosa in Victorville carries C-2 zoning and offers a flexible commercial configuration. The property has an established tenant mix and occupancy history, with approximately 30% of the units recently updated with new flooring and fresh paint. Other improvements include a painted exterior, drought-tolerant landscaping, refreshed common areas, and a resurfaced parking lot. Monument and pylon signage are also in place, along with on-site parking.
The property is positioned near Palmdale Road and Interstate 15, with access to Bear Valley Road and nearby government offices, professional services, and restaurants. Its zoning supports retail, office, medical, and professional uses. The layout also accommodates phased owner occupancy as suites become available while other spaces remain leased.
The property is positioned near Palmdale Road and Interstate 15, with access to Bear Valley Road and nearby government offices, professional services, and restaurants. Its zoning supports retail, office, medical, and professional uses. The layout also accommodates phased owner occupancy as suites become available while other spaces remain leased.
Key Highlights
- Two‑story office building with C‑2 zoning
- Established tenant mix with documented occupancy history
- Approximately 30% of units recently remodeled with new flooring and fresh paint
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
$101,167
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
6.13%
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%
$2,023,340
$2.0M
Cap Rate 7%
$1,445,243
$1.4M
Cap Rate 9%
$1,124,078
$1.1M
Market Conditions
NOI Build-Up for 8,844 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
$164.5K $18.60/SF
− Vacancy
−$29.6K −$3.35/SF
EGI
$134.9K $15.25/SF
− OpEx
−$33.7K −$3.81/SF
NOI
$101.2K $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%
$2,023,340
Cap Rate 7%
$1,445,243
Cap Rate 9%
$1,124,078
Alternative Uses
Best Use
Office B
$1.45M
$1.26M – $1.69M
NOI $101,167 @ 7.0% cap · market cap 6.13%
Second Best
Retail
$1.31M
$1.15M – $1.53M
NOI $91,766 @ 7.0% cap · market cap 5.56%
Theoretical Best
Office A
$1.87M
$1.64M – $2.19M
NOI $131,153 @ 7.0% cap · market cap 7.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,460
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - C-2-zoned office property with established tenants, recent improvements, signage, and on-site parking.
Where is this office building located?
The property is located at 14359 Amargosa Victorville, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Two‑story office building with C‑2 zoning; Established tenant mix with documented occupancy history; Approximately 30% of units recently remodeled with new flooring and fresh paint
