High-Clearance Co-Anchor Retail
For Sale
$5,299,000
14670 7th St, Victorville, CA 92395
Own a high-visibility co-anchor retail space in a Superior Grocers-anchored center with strong intersection traffic.
Property Size29,680 SF
Price / SF$178.54
Days on Market92
Property Features for 14670 7th St
General Information
Standard status
Active
Size
29,680 SF
Property subtype
Retail
Site & Location
Traffic Count
54,604 vehicles/day
Road Access
Yes
Building Details
Building Size
29,680 SF
Tenancy
Multi
Listing Agency:
Progressive Real Estate Partners
(714) 483-4682
Listed By:
Monica Dal Bianco - West · License #CalDRE #01878514
(714) 483-4682
Source:
Progressiverep
Added: Jun 2
Changed: Aug 21
Last Checked: Aug 31 at 3:57PM
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 Progressive Real Estate Partners
Investment Insights
Based on property information with market context.
This offering presents a 29,680 SF co-anchor retail space within a Superior Grocers–anchored shopping center. The center is home to established tenants including Harbor Freight and Western Dental, creating an immediate retail mix anchored by a major grocery operator. The space is described as flexible and built with high ceilings, supported by a large parking field and unobstructed visibility for easy customer access.
The property benefits from strong visibility and daily consumer exposure, with approximately 54,604 vehicles per day reported at the signalized intersection of 7th Street and La Paz Avenue. It is also positioned alongside a newly opened Superior Grocers anchored center, supporting ongoing retail draw. Excellent building and pylon signage opportunities can help brands capture passing traffic, while the surrounding value-oriented trade area includes national and regional retailers such as Costco, Food 4 Less, Big Lots, dd’s Discounts, and Harbor Freight Tools.
This is a compelling fit for an owner-user or investor seeking a daily-traffic retail position anchored by grocery and supported by a dense, affluent customer base. With access to SBA purchase financing for owner-users, including down payments as little as 10%, the opportunity is well suited for operators looking to place a long-term flag in a well-known retail setting and benefit from potential appreciation.
The property benefits from strong visibility and daily consumer exposure, with approximately 54,604 vehicles per day reported at the signalized intersection of 7th Street and La Paz Avenue. It is also positioned alongside a newly opened Superior Grocers anchored center, supporting ongoing retail draw. Excellent building and pylon signage opportunities can help brands capture passing traffic, while the surrounding value-oriented trade area includes national and regional retailers such as Costco, Food 4 Less, Big Lots, dd’s Discounts, and Harbor Freight Tools.
This is a compelling fit for an owner-user or investor seeking a daily-traffic retail position anchored by grocery and supported by a dense, affluent customer base. With access to SBA purchase financing for owner-users, including down payments as little as 10%, the opportunity is well suited for operators looking to place a long-term flag in a well-known retail setting and benefit from potential appreciation.
Key Highlights
- Own a ±29,680 SF co‑anchor retail space in a Superior Grocers‑anchored center
- Located at the signalized intersection of 7th Street and La Paz Avenue with approx. 54,604 CPD
- Center includes established tenants such as Harbor Freight and Western Dental
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
$307,963
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
5.81%
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%
$6,159,260
$6.2M
Cap Rate 7%
$4,399,471
$4.4M
Cap Rate 9%
$3,421,811
$3.4M
Market Conditions
NOI Build-Up for 29,680 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
$480.8K $16.20/SF
− Vacancy
−$40.9K −$1.38/SF
EGI
$439.9K $14.82/SF
− OpEx
−$132.0K −$4.45/SF
NOI
$308.0K $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%
$6,159,260
Cap Rate 7%
$4,399,471
Cap Rate 9%
$3,421,811
Alternative Uses
Best Use
Retail
$4.40M
$3.85M – $5.13M
NOI $307,963 @ 7.0% cap · market cap 5.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.29M
$5.50M – $7.34M
NOI $440,143 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
54,604 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,017
Businesses Nearby
630k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 32%
Superstores 31%
Dining 20%
Groceries 14%
Costco Wholesale
Superstores
194,801 visits/mo
0.4 miles
Costco Gasoline
Shops & Services
87,838 visits/mo
0.3 miles
Food 4 Less
Groceries
55,480 visits/mo
0.1 miles
McDonald's
Dining
48,287 visits/mo
0.3 miles
Superior Grocers
Groceries
33,998 visits/mo
0.1 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?
Shopping center - Own a high-visibility co-anchor retail space in a Superior Grocers-anchored center with strong intersection traffic.
Where is this shopping center located?
The property is located at 14670 7th St Victorville, CA.
What is the asking price?
The asking price for this property is $5,299,000.
What are key features of this property?
This property features: Own a ±29,680 SF co‑anchor retail space in a Superior Grocers‑anchored center; Located at the signalized intersection of 7th Street and La Paz Avenue with approx. 54,604 CPD; Center includes established tenants such as Harbor Freight and Western Dental
