Triple Net Office
For Sale
$570,000
44943 10th, Lancaster, CA 93534
Office building configured with eight small offices, updated flooring, and triple net lease structure.
Property Size2,200 SF
Price / SF$259.09
Days on Market32
Property Features for 44943 10th
General Information
Standard status
Active
Size
2,200 SF
Total Parking Spaces
12
Property subtype
Office
Additional Details
Cap Rate
10%
Office Units
8
Amenities
Central Air, Electric, Heat Pump, Window/Wall Unit
3
Tar Gravel
12 Parking Spaces.
Rectangular, Level
Public Transport, Level, Rectangular.
Building Details
Year Built
1961
Tenancy
Multi
Listing Agency:
(661) 487-1300
Listed By:
Urban Resources Consulting
Source:
Xome
Added: Jul 10
Changed: Aug 8
Last Checked: Aug 10 at 3:01AM
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 Urban Resources Consulting
Investment Insights
Based on property information with market context.
44943 10th W, Lancaster, CA 93534 is a small office building offered for sale with an 11-room layout that includes eight small offices. The property is served by two-zone central HVAC plus eight individual climate-controlled mini-splits, and both bathrooms have been updated with modern laminate or tile flooring, including a bonus shower in one bathroom. A small common break area is also included.
The seller describes the building as being within the Lancaster Bl. special entertainment district. The property provides 12 parking spaces. Tenant occupancy includes long-term leases with LA County (HSA), along with METROLink secured contracts for two tenants, plus the sellers’ 40-year thriving business and several local licensed small businesses.
The offering includes a sale-leaseback scenario, with the seller offering a 5-year fully guaranteed, absolute triple net lease. The remarks state rents for the individual offices range from $600–$1,200 per office.
The seller describes the building as being within the Lancaster Bl. special entertainment district. The property provides 12 parking spaces. Tenant occupancy includes long-term leases with LA County (HSA), along with METROLink secured contracts for two tenants, plus the sellers’ 40-year thriving business and several local licensed small businesses.
The offering includes a sale-leaseback scenario, with the seller offering a 5-year fully guaranteed, absolute triple net lease. The remarks state rents for the individual offices range from $600–$1,200 per office.
Key Highlights
- 2,200 SF office building built in 1961 with 11 rooms and eight small offices
- Office rents range from $600 to $1,200 per office
- Triple net lease structure with a 5‑year fully guaranteed, absolute triple net lease (per seller remarks)
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
$35,066
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
6.15%
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%
$701,320
$701.3K
Cap Rate 7%
$500,943
$500.9K
Cap Rate 9%
$389,622
$389.6K
Market Conditions
NOI Build-Up for 2,200 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
$58.1K $26.40/SF
− Vacancy
−$11.3K −$5.15/SF
EGI
$46.8K $21.25/SF
− OpEx
−$11.7K −$5.31/SF
NOI
$35.1K $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%
$701,320
Cap Rate 7%
$500,943
Cap Rate 9%
$389,622
Alternative Uses
Best Use
Office B
$500.9K
$438.3K – $584.4K
NOI $35,066 @ 7.0% cap · market cap 6.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$691.0K
$604.7K – $806.2K
NOI $48,373 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,729
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 units - Office building configured with eight small offices, updated flooring, and triple net lease structure.
Where is this office units located?
The property is located at 44943 10th Lancaster, CA.
What is the asking price?
The asking price for this property is $570,000.
What are key features of this property?
This property features: 2,200 SF office building built in 1961 with 11 rooms and eight small offices; Office rents range from $600 to $1,200 per office; Triple net lease structure with a 5‑year fully guaranteed, absolute triple net lease (per seller remarks)
