Route 66 Mixed-Use
For Sale
Contact for pricing
15586 7th Street, Victorville, CA 92395
Four units in revitalizing Old Town Victorville, near I-15.
Property Size4,775 SF
Price / SF$125.65
Days on Market820
Property Features for 15586 7th Street
General Information
Standard status
Active
Size
4,775 SF
Property subtype
Mixed Use
Listing Agency:
Coldwell Banker Home Source Apple Valley
(760) 242-6059
Listed By:
Kevin Chen · License #CA
Source:
Crexi
Added: Jun 5, 2024
Changed: Aug 14
Last Checked: Sep 1 at 7:02PM
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 Coldwell Banker Home Source Apple Valley
Investment Insights
Based on property information with market context.
This mixed-use property is located on Route 66 in downtown Victorville. The property features two buildings comprising four units: 15586 7th St #100, 15586 7th St #200, 15584 7th St, and 16885 C St. One of the units is a fully functional dentist office. Situated on a corner lot, the property benefits from high traffic frontage along Historic Route 66/7th St. Its location near the D street exit to the 15 freeway provides access to California. The property is located in Victorville's Old Town Specific Plan area, which is intended to revitalize the Old Town district into a mixed-use focal point for the region over the next 20-30 years. The property size is 4775 square feet.
Key Highlights
- Located on Historic Route 66 in Downtown Victorville with high traffic frontage
- Consists of 2 buildings with 4 units, offering income potential
- Includes a fully functional dentist office
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
$45,625
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
7.60%
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%
$912,500
$912.5K
Cap Rate 7%
$651,786
$651.8K
Cap Rate 9%
$506,944
$506.9K
Market Conditions
NOI Build-Up for 4,775 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
$80.2K $16.80/SF
− Vacancy
−$7.2K −$1.51/SF
EGI
$73.0K $15.29/SF
− OpEx
−$27.4K −$5.73/SF
NOI
$45.6K $9.56/SF
Area
Victorville, CA
Vacancy
9.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
37.50%
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%
$912,500
Cap Rate 7%
$651,786
Cap Rate 9%
$506,944
Alternative Uses
Best Use
Mixed Use
$651.8K
$570.3K – $760.4K
NOI $45,625 @ 7.0% cap · market cap 7.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$885.1K – $1.18M
NOI $70,811 @ 7.0% cap · market cap 11.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
628
Businesses Nearby
Explore this area
Business Placement
Demographics for 92395, CA
47,556
Population
16,394
Households
2.9
Avg Household Size
34
Median Age
15%
College-Educated
81%
High-School Grad
16.9 sq mi
ZIP Area
2,814
Density / Sq Mi
$57,407
Median Household Income
$34,627
Median Earnings
$1,478
Median Rent
$335,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Four units in revitalizing Old Town Victorville, near I-15.
Where is this mixed-use property located?
The property is located at 15586 7th Street Victorville, CA.
What is the asking price?
The asking price for this property is $599,990.
What are key features of this property?
This property features: Located on Historic Route 66 in Downtown Victorville with high traffic frontage; Consists of 2 buildings with 4 units, offering income potential; Includes a fully functional dentist office
