Standalone Commercial Building on
For Sale
$475,000
Pending
14377 Main St, Hesperia, CA 92345
Versatile commercial building on 0.35-acre lot, ideal for various uses.
Property Size1,728 SF
Lot Size0.35 Acres
Days on Market166
Property Features for 14377 Main St
General Information
Standard status
Pending
Size
1,728 SF
Lot size
0.35 Acres
Property subtype
Commercial
Building Details
Building Size
1,728 SF
Listing Agency:
Coldwell Banker Commercial Real Estate Solutions
(760) 792-8622
Listed By:
Jerrad Schendel · License #00521368
Source:
Elliman
Added: Mar 10
Changed: Aug 13
Last Checked: Aug 22 at 11:19AM
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 Coldwell Banker Commercial Real Estate Solutions
Investment Insights
Based on property information with market context.
This 1,728 square foot standalone commercial building is situated on a 0.35-acre lot. The property is zoned NC (Neighborhood Commercial), designed to support a variety of small-business uses, including retail, service, office, or light industrial. The building, constructed in 1972, features central heating and air conditioning. Electrical, water, and phone utilities are readily available. The single-story structure is topped with a shingle roof. The interior includes an open welcome area, a private office, a lounge/storage room, functional work space, a full bathroom, and a kitchen. A large fenced outdoor area provides versatile space for secure storage, outdoor equipment, or additional parking. Approximately 15 on-site parking spaces are available for employees and customers. The property is located directly across from the Stater Bros. shopping center along a well-traveled stretch of Main Street. The location benefits from consistent foot and vehicle traffic and is easily accessible via the I-15 freeway.
Key Highlights
- High‑visibility location directly across from a shopping center on Main Street with consistent foot and vehicle traffic.
- Versatile NC (Neighborhood Commercial) zoning allows for retail, service, office, or light industrial uses.
- Large, fenced outdoor area provides secure storage, equipment space, or additional parking.
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
$16,408
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
3.45%
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%
$328,160
$328.2K
Cap Rate 7%
$234,400
$234.4K
Cap Rate 9%
$182,311
$182.3K
Market Conditions
NOI Build-Up for 1,728 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
$24.9K $14.40/SF
− Vacancy
−$1.4K −$0.84/SF
EGI
$23.4K $13.56/SF
− OpEx
−$7.0K −$4.07/SF
NOI
$16.4K $9.50/SF
Area
Hesperia, CA
Vacancy
5.80%
Lease Rate
$14.40 /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%
$328,160
Cap Rate 7%
$234,400
Cap Rate 9%
$182,311
Alternative Uses
Best Use
Retail
$234.4K
$205.1K – $273.5K
NOI $16,408 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$490.1K
$428.8K – $571.8K
NOI $34,306 @ 7.0% cap · market cap 7.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
307
Businesses Nearby
141k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 44%
Groceries 35%
Shops & Services 21%
Stater Bros. Markets
Groceries
48,817 visits/mo
0.1 miles
McDonald's
Dining
35,181 visits/mo
0.1 miles
El Pollo Loco
Dining
14,019 visits/mo
0.1 miles
Mobil
Shops & Services
9,936 visits/mo
0.1 miles
AutoZone
Shops & Services
8,668 visits/mo
0.1 miles
Demographics for 92345, CA
86,499
Population
27,247
Households
3.2
Avg Household Size
34
Median Age
11%
College-Educated
77%
High-School Grad
98.9 sq mi
ZIP Area
875
Density / Sq Mi
$65,949
Median Household Income
$37,235
Median Earnings
$1,499
Median Rent
$359,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Versatile commercial building on 0.35-acre lot, ideal for various uses.
Where is this storefront property located?
The property is located at 14377 Main St Hesperia, CA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: High‑visibility location directly across from a shopping center on Main Street with consistent foot and vehicle traffic.; Versatile NC (Neighborhood Commercial) zoning allows for retail, service, office, or light industrial uses.; Large, fenced outdoor area provides secure storage, equipment space, or additional parking.
