Medical Office Suite with Exam
For Sale
$325,000
44725 W 10th Street, Lancaster, CA 93534
Commercial Sale, Lancaster, CA
Property Size1,309 SF
Lot Size3.01 Acres
Price / SF$248.28
Days on Market50
Property Features for 44725 W 10th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C-Commercial
Directions
10th St. W. south of Lancaster Blvd.
Subdivision
03 - Lancaster West
Standard status
Active
APN
3122-016-025
Size
1,309 SF
Lot size
3.01 Acres
Utilities
Cooling system
Central Air
Building Details
Year built
1983
Floors in Building
2
Building materials
Block, Stucco, Wood Siding
Listing Agency:
Seffi Toneman, Broker
Listed By:
Seffi Toneman · License #01878066
(661) 600-1269
Added: Jul 27
Changed: Sep 7
Last Checked: Sep 14 at 10:06PM
MLS# 26005922
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 1,309-square-foot medical office suite occupies the second floor of Sierra Medical Plaza and is configured for clinical operations. The layout includes a lobby and reception area, a dedicated nurses station, four private exam rooms, and two private in-suite restrooms. Exterior public restrooms are also available. Elevator service and 24/7 building access support convenient use by patients and staff. Central air serves the suite, and the building was constructed in 1983.
The property is located at 44725 W 10th Street near Lancaster Blvd. in Lancaster, within a professional and medical office complex. The surrounding area includes restaurants, shopping, banking, and medical and professional services. Access to Avenue J, Avenue K, Sierra Highway, and the Antelope Valley Freeway (SR-14) connects the property with Lancaster, Palmdale, and nearby communities. The property is zoned C-Commercial.
The property is located at 44725 W 10th Street near Lancaster Blvd. in Lancaster, within a professional and medical office complex. The surrounding area includes restaurants, shopping, banking, and medical and professional services. Access to Avenue J, Avenue K, Sierra Highway, and the Antelope Valley Freeway (SR-14) connects the property with Lancaster, Palmdale, and nearby communities. The property is zoned C-Commercial.
Key Highlights
- 1,309‑square‑foot second‑floor medical office suite
- Four private exam rooms and a dedicated nurses station
- Lobby and reception area for patient intake
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
$21,559
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
6.63%
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%
$431,180
$431.2K
Cap Rate 7%
$307,986
$308.0K
Cap Rate 9%
$239,544
$239.5K
Market Conditions
NOI Build-Up for 1,309 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
$39.3K $30.00/SF
− Vacancy
−$3.3K −$2.55/SF
EGI
$35.9K $27.45/SF
− OpEx
−$14.4K −$10.98/SF
NOI
$21.6K $16.47/SF
Area
Lancaster, CA
Vacancy
8.50%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
40.00%
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%
$431,180
Cap Rate 7%
$307,986
Cap Rate 9%
$239,544
Alternative Uses
Best Use
Healthcare Medical
$308.0K
$269.5K – $359.3K
NOI $21,559 @ 7.0% cap · market cap 6.63%
Second Best
Office B
$298.1K
$260.8K – $347.7K
NOI $20,864 @ 7.0% cap · market cap 6.42%
Theoretical Best
Office A
$411.2K
$359.8K – $479.7K
NOI $28,782 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,391
Businesses Nearby
Balanced
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Second-floor healthcare suite with reception, clinical rooms, private restrooms, elevator access, and an established medical-office setting.
Where is this medical office space located?
The property is located at 44725 W 10th Street Lancaster, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,309‑square‑foot second‑floor medical office suite; Four private exam rooms and a dedicated nurses station; Lobby and reception area for patient intake
