Hesperia Retail/Gym Property For
For Sale
$1,200,000
17537 Bear Valley Rd, Hesperia, CA 92345
Retail or gym property with high ceilings and highway visibility.
Property Size4,800 SF
Lot Size0.48 Acres
Days on Market267
Property Features for 17537 Bear Valley Rd
General Information
Standard status
Active
Size
4,800 SF
Lot size
0.48 Acres
Property subtype
Commercial
Building Details
Building Size
4,800 SF
Year Built
2005
Units
1
Listing Agency:
(760) 514-2089
Listed By:
Richard Bagwill
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 13
Last Checked: Aug 22 at 11:13AM
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 Richard Bagwill
Investment Insights
Based on property information with market context.
Located off a busy highway in the high desert, this property offers high visibility. Currently used as a cheerleading gym, the building features 22-foot high ceilings and upgraded LED lighting in the high bay area and exterior parking lot. The AC/twin pack units operate on 3-phase power with 110/208 voltage and are located on the roof. The property includes a total of 4 restrooms, with the lobby restroom being ADA compliant. A stainless filtered drinking fountain is also installed. The building is well-insulated and includes a lobby area and offices. A roll-up door provides access to the parking lot. The building floor is constructed with 6-inch 3000psi concrete, stained and sealed. The interior features an open concept layout suitable for gym floors. Entry is through storefront doors. This property is suitable for retail or gym use.
Key Highlights
- High‑visibility location off a busy highway.
- High ceilings (22 feet) and open concept interior.
- Upgraded LED lighting (high bay and parking lot).
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
$45,578
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
3.80%
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%
$911,560
$911.6K
Cap Rate 7%
$651,114
$651.1K
Cap Rate 9%
$506,422
$506.4K
Market Conditions
NOI Build-Up for 4,800 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
$69.1K $14.40/SF
− Vacancy
−$4.0K −$0.84/SF
EGI
$65.1K $13.56/SF
− OpEx
−$19.5K −$4.07/SF
NOI
$45.6K $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%
$911,560
Cap Rate 7%
$651,114
Cap Rate 9%
$506,422
Alternative Uses
Best Use
Retail
$651.1K
$569.7K – $759.6K
NOI $45,578 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,293 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
892
Businesses Nearby
107k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 50%
Shops & Services 32%
Dining 17%
Ross Dress for Less
Apparel
53,990 visits/mo
0.5 miles
Chevron
Shops & Services
19,178 visits/mo
0.4 miles
Taco Bell
Dining
18,282 visits/mo
0.4 miles
Mister Car Wash
Shops & Services
11,066 visits/mo
0.2 miles
FedEx Office Print & Ship Center
Shops & Services
3,963 visits/mo
0.3 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Vons Floral — 12199 Hesperia Rd, Victorville, CA 92395
- Fairy Tales Flowers & Gifts — 17837 Bear Valley Rd #D, Hesperia, CA 92345
Frequently Asked Questions
What type of property is this?
Storefront property - Retail or gym property with high ceilings and highway visibility.
Where is this storefront property located?
The property is located at 17537 Bear Valley Rd Hesperia, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: High‑visibility location off a busy highway.; High ceilings (22 feet) and open concept interior.; Upgraded LED lighting (high bay and parking lot).
