Seven-Unit Office
For Sale
$1,125,000
16085 Tuscola RD, Apple Valley, CA 92307
Seven office units totaling over 7,500 square feet, with downstairs and upstairs layouts, plus ample front and rear parking.
Property Size7,500 SF
Price / SF$150
Days on Market54
Property Features for 16085 Tuscola RD
General Information
Standard status
Active
Size
7,500 SF
Property subtype
Commercial/Industrial
Additional Details
Office Units
7
Building Details
Year Built
1990
Listing Agency:
The Property Connection
(760) 247-6798
Listed By:
Noah Grecco · License #02151102
(760) 780-8265
Source:
Exitrealty
Added: Jul 14
Changed: Sep 1
Last Checked: Sep 4 at 12:35PM
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 The Property Connection
Investment Insights
Based on property information with market context.
16085 Tuscola Road is a seven-unit commercial office complex built in 1990, offering over 7,500 square feet of usable office space. The building is configured with three units located downstairs and four units located upstairs.
The exterior includes well-maintained landscaping, a large front parking area, additional rear parking, and roadside signage. The property is situated in the Apple Valley medical district.
The mix of downstairs and upstairs office units supports a range of office layouts within a single multi-tenant building, complemented by convenient on-site parking for occupants and visitors.
The exterior includes well-maintained landscaping, a large front parking area, additional rear parking, and roadside signage. The property is situated in the Apple Valley medical district.
The mix of downstairs and upstairs office units supports a range of office layouts within a single multi-tenant building, complemented by convenient on-site parking for occupants and visitors.
Key Highlights
- Seven‑unit commercial office complex built in 1990
- Over 7,500 sq ft of usable office space
- Downstairs and upstairs unit layouts: 3 units downstairs and 4 units upstairs
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
$88,278
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
7.85%
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%
$1,765,560
$1.8M
Cap Rate 7%
$1,261,114
$1.3M
Cap Rate 9%
$980,867
$980.9K
Market Conditions
NOI Build-Up for 7,500 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
$127.8K $17.04/SF
− Vacancy
−$10.1K −$1.35/SF
EGI
$117.7K $15.69/SF
− OpEx
−$29.4K −$3.92/SF
NOI
$88.3K $11.77/SF
Area
San Bernardino County, CA
Vacancy
7.90%
Lease Rate
$17.04 /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%
$1,765,560
Cap Rate 7%
$1,261,114
Cap Rate 9%
$980,867
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,278 @ 7.0% cap · market cap 7.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.58M
$1.38M – $1.85M
NOI $110,741 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Location Intelligence
Trade Area within ½ mile
1,171
Businesses Nearby
Explore this area
Business Placement
Demographics for 92307, CA
41,649
Population
13,832
Households
3
Avg Household Size
37
Median Age
22%
College-Educated
88%
High-School Grad
187.5 sq mi
ZIP Area
222
Density / Sq Mi
$74,715
Median Household Income
$39,014
Median Earnings
$1,379
Median Rent
$396,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Seven office units totaling over 7,500 square feet, with downstairs and upstairs layouts, plus ample front and rear parking.
Where is this office units located?
The property is located at 16085 Tuscola RD Apple Valley, CA.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Seven‑unit commercial office complex built in 1990; Over 7,500 sq ft of usable office space; Downstairs and upstairs unit layouts: 3 units downstairs and 4 units upstairs
