Victorville Townhome Apartments with
For Sale
Contact for pricing
14965 Culley St, Victorville, CA 92395
Four 2-bed, 1.5-bath units with garages and fireplaces.
Property Size4,576 SF
Price / SF$191.22
Days on Market166
Property Features for 14965 Culley St
General Information
Standard status
Active
Size
4,576 SF
Class
B
Property subtype
Multifamily
Building Details
Year Built
1986
Buildings
3
Stories
2
Units
5
Listing Agency:
Burton Commercial, Inc.
Listed By:
Tony Burton · License #CA 01014173
Source:
Crexi
Added: Mar 7
Changed: Aug 8
Last Checked: Aug 8 at 2:49PM
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 Burton Commercial, Inc.
Investment Insights
Based on property information with market context.
Located in Victorville, these townhome apartments consist of four units, each featuring two bedrooms and 1.5 bathrooms. Each unit includes its own single-car garage and a real fireplace. The units have large rooms, including upgraded kitchens, and laundry facilities. The property is located along the 15 freeway, approximately 25 minutes north of San Bernardino. The property size is 4576 square feet. The units are currently rented on a month-to-month basis. Potential exists to increase rents. At market rents, the property could generate an estimated annual gross income of $122,220, with a 7.16 Gross Rent Multiplier, a 12.34% Cap Rate, and a 34.83% Cash on Cash Return.
Key Highlights
- Significantly under market value at $875,000.
- High potential for increased rental income.
- Strong investment metrics: $122,220 annual gross income, 7.16 GRM, 12.34% Cap Rate, and 34.83% Cash on Cash Return at market rents.
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
$52,837
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
6.04%
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%
$1,056,740
$1.1M
Cap Rate 7%
$754,814
$754.8K
Cap Rate 9%
$587,078
$587.1K
Market Conditions
NOI Build-Up for 4,576 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
$79.6K $17.40/SF
− Vacancy
−$4.1K −$0.90/SF
EGI
$75.5K $16.50/SF
− OpEx
−$22.6K −$4.95/SF
NOI
$52.8K $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%
$1,056,740
Cap Rate 7%
$754,814
Cap Rate 9%
$587,078
Alternative Uses
Best Use
Multifamily LT 5
$754.8K
$660.5K – $880.6K
NOI $52,837 @ 7.0% cap · market cap 6.04%
Second Best
Apartment 5plus
$659.9K
$577.4K – $769.9K
NOI $46,193 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$969.4K
$848.3K – $1.13M
NOI $67,860 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
838
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?
Quadplex - Four 2-bed, 1.5-bath units with garages and fireplaces.
Where is this quadplex located?
The property is located at 14965 Culley St Victorville, CA.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Significantly under market value at $875,000.; High potential for increased rental income.; Strong investment metrics: $122,220 annual gross income, 7.16 GRM, 12.34% Cap Rate, and 34.83% Cash on Cash Return at market rents.
