Retail Storefront with Back Roll-Up
For Sale
$525,000
16050 Walnut, Hesperia, CA 92345
SINGLE_FAMILY - Hesperia, CA
Property Size4,000 SF
Price / SF$131.25
Days on Market97
Property Features for 16050 Walnut
General Information
Property type
Residential
Property subtype
Retail
Directions
Main St to 7th Go south to Walnut, then east to PIQ
Subdivision
HSP - Hesperia
Special listing conditions
Third Party Approval
Standard status
Active
APN
0413091180000
Listing Agency:
Richard Bounce, Broker
(760) 964-7240
Listed By:
Richard Bounce · License #01437971
(760) 964-7240
Added: May 10
Changed: Jul 6
Last Checked: Aug 14 at 12:06PM
MLS# HD26099278
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4,000-square-foot retail storefront building is currently operating as a thrift store. The space is configured for everyday retail use and includes a roll-up door at the back, which supports convenient loading and access. The layout also provides plenty of storage for inventory and back-of-house operations.
Located in Hesperia, California, the property is described as being in the heart of the area with easy access off Main St. The listing notes ample parking to support customer visits and delivery needs. The sale includes parcel #0413091170000.
With retail zoning and a current operating configuration as a thrift store, the property may be a straightforward fit for an operator seeking a ready-to-use storefront with practical back access. Tenants or buyers will want to review the existing setup and plan for how they will utilize the storage areas and rear roll-up door for their specific merchandising and handling workflow.
Located in Hesperia, California, the property is described as being in the heart of the area with easy access off Main St. The listing notes ample parking to support customer visits and delivery needs. The sale includes parcel #0413091170000.
With retail zoning and a current operating configuration as a thrift store, the property may be a straightforward fit for an operator seeking a ready-to-use storefront with practical back access. Tenants or buyers will want to review the existing setup and plan for how they will utilize the storage areas and rear roll-up door for their specific merchandising and handling workflow.
Key Highlights
- 4,000 SF building in the heart of Hesperia
- Zoned for retail; currently used as a thrift store
- Roll‑up door in back
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
$37,981
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
7.23%
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%
$759,620
$759.6K
Cap Rate 7%
$542,586
$542.6K
Cap Rate 9%
$422,011
$422.0K
Market Conditions
NOI Build-Up for 4,000 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
$57.6K $14.40/SF
− Vacancy
−$3.3K −$0.84/SF
EGI
$54.3K $13.56/SF
− OpEx
−$16.3K −$4.07/SF
NOI
$38.0K $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%
$759,620
Cap Rate 7%
$542,586
Cap Rate 9%
$422,011
Alternative Uses
Best Use
Retail
$542.6K
$474.8K – $633.0K
NOI $37,981 @ 7.0% cap · market cap 7.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.13M
$992.6K – $1.32M
NOI $79,411 @ 7.0% cap · market cap 15.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
812
Businesses Nearby
178k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Groceries 34%
Dining 19%
Beauty & Spa 1%
Cardenas Market
Groceries
32,423 visits/mo
0.5 miles
Stater Bros. Markets
Groceries
27,667 visits/mo
0.2 miles
dd's DISCOUNTS
Shops & Services
18,897 visits/mo
0.3 miles
Dollar Tree
Shops & Services
16,548 visits/mo
0.2 miles
Fastrip
Shops & Services
14,890 visits/mo
0.2 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
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Frequently Asked Questions
What type of property is this?
Storefront property - Zoned for retail and operating as a thrift store with rear roll-up access, storage, and parking.
Where is this storefront property located?
The property is located at 16050 Walnut Hesperia, CA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 4,000 SF building in the heart of Hesperia; Zoned for retail; currently used as a thrift store; Roll‑up door in back
