Office Building with Garage
New
For Sale
$900,000
16911 Main, Hesperia, CA 92345
Main Street property includes paved parking, additional land, and proximity to established retail and service businesses.
Property Size2,464 SF
Lot Size1.05 Acres
Price / SF$365.26
Days on Market5
Property Features for 16911 Main
General Information
Standard status
Active
Size
2,464 SF
Lot size
1.05 Acres
Property subtype
General Commercial
Site & Location
Road Frontage
150 ft
Road Access
Yes
Additional Details
Land Use
commercial
Amenities
garage buildings
Paved. Paved Road.
Building Details
Year Built
1964
Buildings
3
Building Size
2,464 SF
Listing Agency:
(760) 684-8000
Listed By:
Coldwell Banker Commercial Rea
Source:
Xome
Added: Aug 29
Changed: Sep 1
Last Checked: Sep 1 at 9:19PM
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 Coldwell Banker Commercial Rea
Investment Insights
Based on property information with market context.
This office property at 16911 Main includes an approximately 2,464-square-foot office building, two separate garage buildings, and paved on-site parking. Constructed in 1964, the improvements occupy a parcel of approximately 1.05 acres, with roughly half of the site consisting of vacant or underutilized land. That remaining area provides flexibility for an owner-user, investor, or future redevelopment plan, as expressly supported by the property information.
The site fronts Main Street with approximately 150 feet of frontage in Hesperia, California. It is positioned across from a Stater Bros.-anchored shopping center and near Crunch Fitness, Sizzler, Starbucks, and other national and regional retailers. The combination of office improvements, accessory garage structures, parking, and additional land creates a mixed existing-and-expansion profile.
The site fronts Main Street with approximately 150 feet of frontage in Hesperia, California. It is positioned across from a Stater Bros.-anchored shopping center and near Crunch Fitness, Sizzler, Starbucks, and other national and regional retailers. The combination of office improvements, accessory garage structures, parking, and additional land creates a mixed existing-and-expansion profile.
Key Highlights
- Approximately 1.05 acres
- Approximately 2,464 SF office building
- ±150 feet of frontage along Main Street
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
$36,723
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
4.08%
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%
$734,460
$734.5K
Cap Rate 7%
$524,614
$524.6K
Cap Rate 9%
$408,033
$408.0K
Market Conditions
NOI Build-Up for 2,464 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
$53.2K $21.60/SF
− Vacancy
−$4.3K −$1.73/SF
EGI
$49.0K $19.87/SF
− OpEx
−$12.2K −$4.97/SF
NOI
$36.7K $14.90/SF
Area
Hesperia, CA
Vacancy
8.00%
Lease Rate
$21.60 /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%
$734,460
Cap Rate 7%
$524,614
Cap Rate 9%
$408,033
Alternative Uses
Best Use
Office B
$524.6K
$459.0K – $612.1K
NOI $36,723 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$698.8K
$611.5K – $815.3K
NOI $48,917 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
964
Businesses Nearby
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Main Street property includes paved parking, additional land, and proximity to established retail and service businesses.
Where is this office building located?
The property is located at 16911 Main Hesperia, CA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Approximately 1.05 acres; Approximately 2,464 SF office building; ±150 feet of frontage along Main Street
