Medical Office Investment
For Sale
$1,790,000
18270 Siskiyou Rd, Apple Valley, CA 92307
Medical office investment property near Providence St. Mary Medical Center.
Property Size7,478 SF
Lot Size0.51 Acres
Price / SF$239.37
Days on Market152
Property Features for 18270 Siskiyou Rd
General Information
Standard status
Active
Size
7,478 SF
Lot size
0.51 Acres
Property subtype
Commercial
Building Details
Building Size
7,478 SF
Units
4
Listing Agency:
Rigel Capital Inc.
(760) 813-3777
Listed By:
Tony Scafidi · License #01887228
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 12:03PM
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 Rigel Capital Inc.
Investment Insights
Based on property information with market context.
This medical office and professional center investment property features two buildings constructed in 1982 and 2008, totaling approximately 7,478 square feet on a 0.51-acre site. The property comprises four units and is positioned directly behind Providence St. Mary Medical Center, which includes 213 beds, over 1,750 caregivers, and 300 on-site physicians. Classified as a Class B medical office, the site provides 36 surface parking stalls and is zoned for Office Professional use, suitable for medical, dental, or professional services. It is located one block from Highway 18 and a 5-minute drive from the I-15 freeway. The property has been maintained by the same owner since 2004. All current tenants are long-term net lease tenants. The area is a medical-centric hub for Apple Valley, with numerous medical, office, professional, and retail establishments within walking distance, as well as residential neighborhoods. With over 46,700 vehicles passing daily on Highway 18 nearby, and easy access to retail services, the asset benefits from healthcare-focused foot traffic. Apple Valley is at the heart of the Inland Empire as San Bernardino County’s 11th-largest municipality with 75,000 residents. The tenant-occupied medical building offers dependable cash flow, operating expense pass-through, long-term lease stability, and potential upside through rent increases. This property is ideal for a 1031 exchange buyer or regional investor seeking income with growth opportunities.
Key Highlights
- Located directly behind Providence St. Mary Medical Center, ensuring high demand.
- Long‑term net lease tenants provide dependable cash flow.
- Well‑maintained property with 36 surface parking stalls.
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
$88,019
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
4.92%
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%
$1,760,380
$1.8M
Cap Rate 7%
$1,257,414
$1.3M
Cap Rate 9%
$977,989
$978.0K
Market Conditions
NOI Build-Up for 7,478 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
$127.4K $17.04/SF
− Vacancy
−$10.1K −$1.35/SF
EGI
$117.4K $15.69/SF
− OpEx
−$29.3K −$3.92/SF
NOI
$88.0K $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%
$1,760,380
Cap Rate 7%
$1,257,414
Cap Rate 9%
$977,989
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,019 @ 7.0% cap · market cap 4.92%
Second Best
Healthcare Medical
$885.5K
$774.8K – $1.03M
NOI $61,985 @ 7.0% cap · market cap 3.46%
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,416 @ 7.0% cap · market cap 6.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,052
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office investment property near Providence St. Mary Medical Center.
Where is this medical office space located?
The property is located at 18270 Siskiyou Rd Apple Valley, CA.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: Located directly behind Providence St. Mary Medical Center, ensuring high demand.; Long‑term net lease tenants provide dependable cash flow.; Well‑maintained property with 36 surface parking stalls.
