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    Helendale Rd Oro Grande, CA 92301

    Sponsored
    For Sale
    $1,250,000

    40-Acre Industrial Site, High Desert CA

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    409
    This exceptional 40-acre industrial land parcel presents a compelling investment opportunity in the rapidly growing High Desert region of California. Located in Victorville, near Oro Grande, on Helendale Road (zip code 92301), this property boasts convenient access via Colusa Road, SR-395, and the 15 Freeway, ensuring seamless transportation and logistics. The land is zoned for industrial use and is situated within the Industrial Overlay Zone, offering significant development potential. The site's strategic location is a key advantage, positioned adjacent to the Southern California Logistics Center (SCLA), an 8,500-acre industrial freight hub, and a substantial 670-acre solar project developed by Goldman Sachs Renewable Power. The area has seen significant recent growth, with over 3 million square feet of new industrial leases signed in 2021. The property's proximity to existing infrastructure, including improvements to Adelanto Road, further enhances its accessibility and future value. This prime location offers excellent potential for owner-users or investors seeking a foothold in a thriving industrial market, serving a population of approximately 350,000 in the High Desert. The asking price is $1,250,000, translating to $0.43 per square foot. The APN is 046011214. The lease expiration date of March 31, 2022, is noted, though the property is currently being sold as land.

    Property Features for 0 Helendale Rd

    General Information

    Property type
    Land
    Lot Size
    1,742,400 SF

    We can help!

    Listing Contact
    Stefan Misiraca
    Stefan Misiraca

    Learn more

    HighLights

    • Excellent access via Colusa Road, SR‑395, and the 15 Freeway.
    • High Desert submarket saw over 3 million square feet of new industrial leases in 2021.
    • Serves a High Desert population of approximately 350,000.
    • Adjacent to the Southern California Logistics Center (SCLA), a major industrial freight hub.
    • Located in an Industrial Overlay Zone.
    • Ideal for owner‑users or investors.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Map

    City
    Oro Grande
    County
    San Bernardino
    State
    California
    Longitude
    -117.375191
    Latitude
    34.621018

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    FAQs

    What type of property is this?
    Land - 40-Acre Industrial Site, High Desert CA
    Where is this land located?
    The property is located at Helendale Rd Oro Grande, CA.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: Excellent access via Colusa Road, SR-395, and the 15 Freeway.; High Desert submarket saw over 3 million square feet of new industrial leases in 2021.; Serves a High Desert population of approximately 350,000.
    Request Owner's contact information
    Helendale Rd Oro Grande, CA 92301
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    Oro Grande, CA 92301
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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
    Helendale Rd Oro Grande, CA 92301
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    We can help!
    Listing Contact
    Stefan Misiraca
    Stefan Misiraca
    Real Estate License ID: 01381792
    Learn more
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