Victorville Retail Pad
For Sale
$2,872,716
14554 7th Street, Victorville, CA 92395
Net-leased retail building in established Victor Plaza.
Property Size7,359 SF
Price / SF$390.37
Days on Market151
Property Features for 14554 7th Street
General Information
Standard status
Active
Size
7,359 SF
Property subtype
Retail
Listing Agency:
CBRE - Ontario
(909) 418-2000
Listed By:
Brandon Beauchemin · License #1338753
(909) 418-2000
Source:
Cbre
Added: Mar 25
Changed: Aug 21
Last Checked: Aug 21 at 12:20PM
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 7,359 square foot free-standing pad building is located within Victor Plaza, a 171,636 square foot neighborhood center. The center is anchored by dd’s Discounts, Goodwill, AutoZone, and other national retailers. The property benefits from excellent visibility, signage, ample parking, and convenient access from 7th Street, a major north-south thoroughfare in Victorville’s retail corridor. It is located just off the Roy Rogers Drive freeway exit, with nearby amenities including Costco, Food 4 Less, In-Shape Fitness, and various auto dealerships along the I-15 freeway.
Key Highlights
- High‑visibility location with excellent signage and ample parking.
- Located in Victor Plaza, a well‑established neighborhood center anchored by dd’s Discounts, Goodwill, and AutoZone.
- Convenient access from 7th Street, a major north‑south thoroughfare.
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
$89,313
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
3.11%
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%
$1,786,260
$1.8M
Cap Rate 7%
$1,275,900
$1.3M
Cap Rate 9%
$992,367
$992.4K
Market Conditions
NOI Build-Up for 7,359 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
$128.0K $17.40/SF
− Vacancy
−$9.0K −$1.22/SF
EGI
$119.1K $16.18/SF
− OpEx
−$29.8K −$4.05/SF
NOI
$89.3K $12.14/SF
Area
Victorville, CA
Vacancy
7.00%
Lease Rate
$17.40 /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%
$1,786,260
Cap Rate 7%
$1,275,900
Cap Rate 9%
$992,367
Alternative Uses
Best Use
Specialty Retail
$1.28M
$1.12M – $1.49M
NOI $89,313 @ 7.0% cap · market cap 3.11%
Second Best
Retail
$1.09M
$954.5K – $1.27M
NOI $76,358 @ 7.0% cap · market cap 2.66%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $109,131 @ 7.0% cap · market cap 3.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,233
Businesses Nearby
683k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 31%
Superstores 29%
Dining 25%
Groceries 13%
Costco Wholesale
Superstores
194,801 visits/mo
0.2 miles
Costco Gasoline
Shops & Services
87,838 visits/mo
0.2 miles
Food 4 Less
Groceries
55,480 visits/mo
0.2 miles
McDonald's
Dining
48,287 visits/mo
0.3 miles
Superior Grocers
Groceries
33,998 visits/mo
0.2 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bank - Net-leased retail building in established Victor Plaza.
Where is this bank located?
The property is located at 14554 7th Street Victorville, CA.
What is the asking price?
The asking price for this property is $2,872,716.
What are key features of this property?
This property features: High‑visibility location with excellent signage and ample parking.; Located in Victor Plaza, a well‑established neighborhood center anchored by dd’s Discounts, Goodwill, and AutoZone.; Convenient access from 7th Street, a major north‑south thoroughfare.
