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    Commercial Land with Freeway Visibility Title is generated by Realmo AI

    451 Armory Rd, Barstow, CA 92311

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    Claim this Listing
    For Sale
    $750,000

    Commercial property with diverse use options and freeway visibility.

    Type:Commercial
    Lot size:
    0.49 Acres
    Added:
    Nov 27, 2025
    Days on Market:
    187
    Last Refresh:
    May 10 at 10:17 pm

    Property Features for 451 Armory Rd

    General Information

    Standard status
    Active
    Lot size
    0.49 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1957

    We can help!

    Listing Contact
    Paul Tan
    Paul Tan

    Listing agent Paul Tan License #01751292

    Listing office MGR Real Estate, Inc

    Listing date Nov 27, 2025

    Source Elliman

    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 MGR Real Estate, Inc

    HighLights

    • Zoned Diverse Use: Allows multi‑family, commercial, office, single family residential, or a combination of these uses.
    • Excellent Location: High visibility from Interstate 15.
    • Large Lot Size: 21,450 sf lot.
    • Utilities Stubbed: Water, gas, sewer, and electricity are stubbed to the property.
    • Proximity to Businesses: Adjacent to Pizza Hut & Valero Gas Station; new Shell station under construction nearby.
    • Development Potential: Near the future Barstow International Gateway, a $1.5 billion rail facility.

    Overview

    This commercial property for sale features a 1,270 square foot building on a 21,450 square foot lot. Utilities including water, gas, sewer, and electricity are stubbed to the property. Zoned for Diverse Use, the property allows for a wide range of uses, including multi-family, commercial, office, single family residential, or a combination of these. The location offers freeway Interstate 15 visibility and is adjacent to a Pizza Hut and Valero Gas Station. A new Shell gas station is under construction across from the Valero. A ground lease is available at a base rent of $10,000 per month plus net. Adjacent parcels totaling 1.065 acres on Sumac Court are also available for sale and ground lease, bringing the total to 1.57 acres. The property is located in San Bernardino County, a major hub on the BNSF Southern Transcon where the Needles, Mojave, and Cajon subdivisions converge. The location of Barstow Yard will be the site of the Barstow International Gateway, a $1.5 billion state-of-the-art master-planned integrated rail facility.
    Property Profile Location Intelligence

    Current Use by Public Records

    Taco's taco Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Barstow
    County
    San Bernardino
    State
    California
    Longitude
    -117.0249789
    Latitude
    34.8843436

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    FAQs

    What type of property is this?
    Commercial land - Commercial property with diverse use options and freeway visibility.
    Where is this commercial land located?
    The property is located at 451 Armory Rd Barstow, CA.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: Zoned Diverse Use: Allows multi‑family, commercial, office, single family residential, or a combination of these uses.; **Excellent Location: High visibility from Interstate 15.**; Large Lot Size: 21,450 sf lot.
    (760) 955-7888
    We can help!
    Listing Contact
    Paul Tan
    Paul Tan
    Real Estate License ID: 01751292
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    451 Armory Rd, Barstow, CA 92311
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