Freestanding Commercial Building on Bear
For Sale
Contact for pricing
15255 Bear Valley Road, Hesperia, CA 92345
Freestanding commercial building with Bear Valley Road frontage.
Property Size9,135 SF
Lot Size0.67 Acres
Price / SF$287.47
Days on Market916
Property Features for 15255 Bear Valley Road
General Information
Standard status
Active
Size
9,135 SF
Class
A
Lot size
0.67 Acres
Property subtype
Land
Zoning
Commercial Office/ Retail
Occupancy
100%
Lease Type
Gross
Building Details
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Kursch Group
(760) 983-2383
Listed By:
Ryan Travis · License #01358790
Source:
Crexi
Added: Feb 23, 2024
Changed: Aug 21
Last Checked: Aug 22 at 12:33PM
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 Kursch Group
Investment Insights
Based on property information with market context.
This freestanding commercial building offers approximately 9,135 square feet of space on a land area of approximately 29,093 square feet. The property is currently leased to CalTrans, with a lease expiring on September 30, 2025, and generating an annual gross income of $161,486. Previously configured as three separate units, the property includes a secure yard area and a small warehouse portion at the rear of the building, accessible via a roll-up door. The property is located on Bear Valley Road.
Key Highlights
- Prime Bear Valley Road Frontage
- Leased to CalTrans with long‑term tenancy
- Generates $161,486 annual gross income
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
$136,148
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
5.18%
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%
$2,722,960
$2.7M
Cap Rate 7%
$1,944,971
$1.9M
Cap Rate 9%
$1,512,756
$1.5M
Market Conditions
NOI Build-Up for 9,135 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
$197.3K $21.60/SF
− Vacancy
−$15.8K −$1.73/SF
EGI
$181.5K $19.87/SF
− OpEx
−$45.4K −$4.97/SF
NOI
$136.1K $14.90/SF
Area
Hesperia, CA
Vacancy
8.00%
Lease Rate
$21.60 /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%
$2,722,960
Cap Rate 7%
$1,944,971
Cap Rate 9%
$1,512,756
Alternative Uses
Best Use
Office B
$1.94M
$1.70M – $2.27M
NOI $136,148 @ 7.0% cap · market cap 5.18%
Second Best
Warehouse
$1.28M
$1.12M – $1.50M
NOI $89,830 @ 7.0% cap · market cap 3.42%
Theoretical Best
Office A
$2.59M
$2.27M – $3.02M
NOI $181,355 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
668
Businesses Nearby
Explore this area
Business Placement
Demographics for 92345, CA
86,499
Population
27,247
Households
3.2
Avg Household Size
34
Median Age
11%
College-Educated
77%
High-School Grad
98.9 sq mi
ZIP Area
875
Density / Sq Mi
$65,949
Median Household Income
$37,235
Median Earnings
$1,499
Median Rent
$359,700
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 building - Freestanding commercial building with Bear Valley Road frontage.
Where is this office building located?
The property is located at 15255 Bear Valley Road Hesperia, CA.
What is the asking price?
The asking price for this property is $2,626,000.
What are key features of this property?
This property features: Prime Bear Valley Road Frontage; Leased to CalTrans with long‑term tenancy; Generates $161,486 annual gross income
