Mixed-Use Property with Residential
For Sale
$599,000
Pending
14904 7th St, Victorville, CA 92395
Mixed-use property featuring retail/office space and a fourplex.
Property Size3,970 SF
Lot Size0.53 Acres
Days on Market266
Property Features for 14904 7th St
General Information
Standard status
Pending
Size
3,970 SF
Lot size
0.53 Acres
Property subtype
Commercial
Building Details
Building Size
3,970 SF
Year Built
1949
Units
5
Listing Agency:
(760) 900-2202
Listed By:
George Julian · License #01471255
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 21 at 11:12AM
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 George Julian
Investment Insights
Based on property information with market context.
This mixed-use property features a retail/office space in the front and a fourplex in the rear. The fourplex has 100% occupancy with long-term renters. Each unit includes one bedroom and one bathroom. The property is located near shopping, schools, restaurants, entertainment, public transportation, and freeway access.
Key Highlights
- Mix‑use property: Retail/office space in front and residential 4‑plex in rear.
- 100% Occupancy: 4‑plex with long‑term renters provides immediate income.
- Excellent Location: Close proximity to shopping, schools, restaurants, entertainment, public transportation, and freeway access.
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
$45,840
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
7.65%
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%
$916,800
$916.8K
Cap Rate 7%
$654,857
$654.9K
Cap Rate 9%
$509,333
$509.3K
Market Conditions
NOI Build-Up for 3,970 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
$69.1K $17.40/SF
− Vacancy
−$3.6K −$0.90/SF
EGI
$65.5K $16.50/SF
− OpEx
−$19.6K −$4.95/SF
NOI
$45.8K $11.55/SF
Area
Victorville, CA
Vacancy
5.20%
Lease Rate
$17.40 /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%
$916,800
Cap Rate 7%
$654,857
Cap Rate 9%
$509,333
Alternative Uses
Best Use
Multifamily LT 5
$654.9K
$573.0K – $764.0K
NOI $45,840 @ 7.0% cap · market cap 7.65%
Second Best
Retail
$588.5K
$514.9K – $686.6K
NOI $41,193 @ 7.0% cap · market cap 6.88%
Theoretical Best
Office A
$841.1K
$735.9K – $981.2K
NOI $58,874 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
923
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property featuring retail/office space and a fourplex.
Where is this mixed-use property located?
The property is located at 14904 7th St Victorville, CA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Mix‑use property: Retail/office space in front and residential 4‑plex in rear.; 100% Occupancy: 4‑plex with long‑term renters provides immediate income.; Excellent Location: Close proximity to shopping, schools, restaurants, entertainment, public transportation, and freeway access.
