Single-Story Office
For Sale
$389,900
44504 W 10th Street, Lancaster, CA 93534
Commercial Sale, Lancaster, CA
Property Size1,400 SF
Lot Size0.13 Acres
Price / SF$276.92
Days on Market116
Property Features for 44504 W 10th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
LRC2
Lot features
Corner Lot
Directions
Property is located on10th St West just one block north of Avenue J on the NE corner
Subdivision
03 - Lancaster West
Standard status
Active
APN
3133-014-023
Size
1,408 SF
Lot size
0.13 Acres
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Central Air
Building Details
Year built
1953
Floors in Building
1
Building materials
Stucco, Wood Siding
Roof type
Rolled Hot Mop
Listing Agency:
Roher Realty
(661) 951-0110
Listed By:
Glenn H Roher · License #01268860
(661) 951-0110
Added: May 8
Changed: Aug 25
Last Checked: Aug 31 at 3:06PM
MLS# 26003765
Copyright © 2026 Greater Antelope Valley Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This standalone office property at 44504 W 10th Street provides 1,408 square feet in a single-story building on a 0.13-acre lot. The building is currently vacant and has been rehabbed, with stucco and wood siding construction, a rolled hot-mop roof, natural gas heating, and central air conditioning. A large parking area includes 12 private spaces.
The property is near downtown Lancaster on a north-south arterial street, with access to public sewer and natural gas service available. Built in 1953, the building is zoned LRC2 and offers a compact office format with dedicated parking and existing building systems.
The property is near downtown Lancaster on a north-south arterial street, with access to public sewer and natural gas service available. Built in 1953, the building is zoned LRC2 and offers a compact office format with dedicated parking and existing building systems.
Key Highlights
- 1,408‑square‑foot standalone office building
- 0.13‑acre lot with 12 private parking spaces
- Currently vacant and rehabbed
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
$22,442
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
5.76%
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%
$448,840
$448.8K
Cap Rate 7%
$320,600
$320.6K
Cap Rate 9%
$249,356
$249.4K
Market Conditions
NOI Build-Up for 1,408 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
$37.2K $26.40/SF
− Vacancy
−$7.2K −$5.15/SF
EGI
$29.9K $21.25/SF
− OpEx
−$7.5K −$5.31/SF
NOI
$22.4K $15.94/SF
Area
Lancaster, CA
Vacancy
19.50%
Lease Rate
$26.40 /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%
$448,840
Cap Rate 7%
$320,600
Cap Rate 9%
$249,356
Alternative Uses
Best Use
Office B
$320.6K
$280.5K – $374.0K
NOI $22,442 @ 7.0% cap · market cap 5.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$442.3K
$387.0K – $516.0K
NOI $30,959 @ 7.0% cap · market cap 7.94%
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
2,399
Businesses Nearby
Explore this area
Business Placement
Demographics for 93534, CA
43,906
Population
16,343
Households
2.7
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
19.0 sq mi
ZIP Area
2,311
Density / Sq Mi
$58,891
Median Household Income
$44,566
Median Earnings
$1,513
Median Rent
$339,900
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 building - Vacant, renovated property with private parking, central heating and cooling, and a standalone configuration.
Where is this office building located?
The property is located at 44504 W 10th Street Lancaster, CA.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: 1,408‑square‑foot standalone office building; 0.13‑acre lot with 12 private parking spaces; Currently vacant and rehabbed
