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Property profile & analytics
OFF-MARKET
Estimated value
$2,230,000
Office Spaces
13024 Hesperia Rd, Victorville, CA 92395-8302
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US10-0980352
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2002
Construction
WOOD FRAME
Total area
10,974 SF
Lot
1.22 ac (53,125 SF)
APN
3090-461-05-0000
UPID
US10-0980352
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Industrial Medical Services Physician
-
Richard N. York, OD Physician
-
Desert Optometry Physician
-
Ramin Bahman Ashtiani Physician
-
Adesida Andrew A Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.66M
CAP Approach
CAP
$1.62M
Comparable Approach
Comparable
$2.69M
Blend (final)
Blend
$2.23M
Owner & transaction history
Kret LLC · 5 yrs held
Kret LLC
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.3M
+80.5%
Medical building
$3.2M
+71.5%
Neighborhood: shopping center
$3.0M
+59.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Victorville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Victorville submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,710,000
ML approach
$2,660,000
CAP Approach
CAP Return
Estimation
6%
$1,750,000
6.5%
$1,615,000
7%
$1,500,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,850,000
Current use
AUTO REPAIR, GARAGE
$3,340,000
Change: +80% · Conversion: Difficult
MEDICAL BUILDING
$3,175,000
Change: +72% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,955,000
Change: +60% · Conversion: Difficult
RETAIL STORES
$2,440,000
Change: +32% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,340,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$2.23M
Range $2.01M – $2.45M · ±10% · vs last sale $1.80M (Aug 25 2020)
Last sale anchor
$1.80M
Aug 25 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$203 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$25,097
Tax year 2023
Assessed value
$2,120,912
Assessed 2024
Previous assessed
$2,079,326
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$377,051
Assessed improvement
$1,743,861
Applied tax rate
12.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2002
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
3
Total area
10,974 SF
Lot
1.22 ac (53,125 SF)
APN
3090-461-05-0000
UPID
US10-0980352
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
RETAIL STORES
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2002
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
3
Lot
1.22 ac
Current owner
From public records · entity-resolved
Kret LLC
Entity
Mailing address
13327 HUNT CLB DR, RANCHO CUCAMONGA, CA 91739-2578
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2020
—
Kret LLC
Kret LLC
Intrafamily Transfer
related
$815,000 · Zb NA
Feb 13, 2015
$1,800,000
Kret LLC
Winona Group LLC
Grant Deed
$1,000,000 · Jpmorgan Chase Bank NA
Jan 25, 2002
—
Winona Partners
—
Trustees Deed
related
$950,000 · Desert Community Bank
Jan 3, 2002
$200,000
Winoma Partners
Victorville Investment Propert
Grant Deed
—
Jul 6, 1992
—
William A Porter
Porter,benjamin
Quit Claim Deed
related
$130,000 · Community Bank NA
May 27, 1992
—
Inve Victorville
—
Deed Of Trust
related
—
Feb 6, 1992
$241,572
William Porter
High Country Dev
Trustees Deed
related
—
—
—
Winona Group LLC
—
Deed Of Trust
—
—
—
Victorville Properties INC
—
Deed Of Trust
related
$93,750 · Desert Community Bank
—
—
Winona Group LLC
—
Loan Modification
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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