Retail Space in Hesperia,
For Sale
Contact for pricing
17051 Bear Valley Rd, Hesperia, CA 92345
Retail space available for purchase in Hesperia, California.
Property Size15,120 SF
Price / SF$306.55
Days on Market371
Property Features for 17051 Bear Valley Rd
General Information
Standard status
Active
Size
15,120 SF
Property subtype
Retail
Occupancy
100%
Lease Type
NNN
Net Operating Income
$336,000
Building Details
Year Built
2002
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Lee & Associates - Pasadena
(818) 943-9278
Listed By:
Tim Genske · License #1034790
Source:
Crexi
Added: Aug 21, 2025
Changed: Aug 24
Last Checked: Aug 26 at 9:05AM
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 Lee & Associates - Pasadena
Investment Insights
Based on property information with market context.
Located in Hesperia, San Bernardino County, California, this retail space offers a commercial real estate opportunity. Hesperia is situated in Victor Valley, approximately 35 miles north of San Bernardino, within the Mojave Desert. The property encompasses a total area of 15120 square feet.
Key Highlights
- Located in Hesperia, San Bernardino County, California
- Situated in Victor Valley
- Surrounded by the Mojave Desert
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
$143,570
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
3.10%
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%
$2,871,400
$2.9M
Cap Rate 7%
$2,051,000
$2.1M
Cap Rate 9%
$1,595,222
$1.6M
Market Conditions
NOI Build-Up for 15,120 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
$217.7K $14.40/SF
− Vacancy
−$12.6K −$0.84/SF
EGI
$205.1K $13.56/SF
− OpEx
−$61.5K −$4.07/SF
NOI
$143.6K $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%
$2,871,400
Cap Rate 7%
$2,051,000
Cap Rate 9%
$1,595,222
Alternative Uses
Best Use
Retail
$2.05M
$1.79M – $2.39M
NOI $143,570 @ 7.0% cap · market cap 3.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.29M
$3.75M – $5.00M
NOI $300,174 @ 7.0% cap · market cap 6.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,356
Businesses Nearby
398k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 18%
Apparel 16%
Groceries 8%
Ross Dress for Less
Apparel
53,990 visits/mo
0.3 miles
In-N-Out Burger
Dining
50,803 visits/mo
0.1 miles
McDonald's
Dining
30,619 visits/mo
0.4 miles
Dollar Tree
Shops & Services
28,066 visits/mo
0.1 miles
dd's DISCOUNTS
Shops & Services
25,220 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?
Retail space - Retail space available for purchase in Hesperia, California.
Where is this retail space located?
The property is located at 17051 Bear Valley Rd Hesperia, CA.
What is the asking price?
The asking price for this property is $4,635,000.
What are key features of this property?
This property features: Located in Hesperia, San Bernardino County, California; Situated in Victor Valley; Surrounded by the Mojave Desert
