Second-Floor Medical Office
New
For Sale
$325,000
44725 W 10th St Unit 270, Lancaster, CA 93534
Existing patient-care layout includes reception, nursing space, exam rooms, private restrooms, elevator access, and 24/7 building entry.
Property Size1,309 SF
Price / SF$248.28
Days on Market3
Property Features for 44725 W 10th St Unit 270
General Information
Standard status
Active
Size
1,309 SF
Elevators
Yes
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Floor
Second
Amenities
24/7 building access
Building Details
Year Built
1983
Listing Agency:
Seffi Toneman, Broker
Listed By:
Seffi Toneman · License #01878066
(661) 600-1269
Source:
Jessicadixonrealty
Added: Sep 15
Changed: Sep 16
Last Checked: Sep 17 at 1:01AM
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 Seffi Toneman, Broker
Investment Insights
Based on property information with market context.
This 1309-square-foot medical suite occupies the second floor of Sierra Medical Plaza and includes a reception and waiting area, dedicated nursing space, four exam rooms, and two private restrooms. Exterior public restrooms are also available, while elevator service and 24/7 building access support daily operations for patients and staff. Built in 1983, the suite retains an established healthcare layout that can accommodate medical and wellness practices without starting from an unfinished shell.
The property is located at 44725 W 10th St Unit 270 in Lancaster, near Lancaster Blvd. The surrounding corridor includes medical, professional, retail, restaurant, banking, and other everyday services. Access to Avenue J, Avenue K, Sierra Highway, and the Antelope Valley Freeway (SR-14) connects the property with Lancaster, Palmdale, and surrounding Antelope Valley communities. The suite is offered for sale or lease.
The property is located at 44725 W 10th St Unit 270 in Lancaster, near Lancaster Blvd. The surrounding corridor includes medical, professional, retail, restaurant, banking, and other everyday services. Access to Avenue J, Avenue K, Sierra Highway, and the Antelope Valley Freeway (SR-14) connects the property with Lancaster, Palmdale, and surrounding Antelope Valley communities. The suite is offered for sale or lease.
Key Highlights
- 1309 SF second‑floor medical suite at Sierra Medical Plaza
- Four private exam rooms and dedicated nurses space
- Reception and lobby area for patient check‑in
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
Current Use
Lease Details
Yes
Highway access
Yes
Paved road 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
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 - Existing patient-care layout includes reception, nursing space, exam rooms, private restrooms, elevator access, and 24/7 building entry.
Where is this medical office space located?
The property is located at 44725 W 10th St Unit 270 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: 1309 SF second‑floor medical suite at Sierra Medical Plaza; Four private exam rooms and dedicated nurses space; Reception and lobby area for patient check‑in
