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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Office Spaces
16248 Victor St 52-64, Victorville, CA 92395-3934
Individually Owned
31-yr Hold
~
Est. High Equity
Property ID
US10-0971475
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1963
Construction
WOOD FRAME
Total area
4,366 SF
Lot
0.67 ac (29,226 SF)
APN
0477-102-09-0000
UPID
US10-0971475
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
-
High Desert Child, Adolescent & Family Services Center, Inc. Charitable Organization Social Service Agency
-
Mark A. Erickson Sr, MA Physician
-
Patsy J. Winderweedle, LMFT Psychotherapist Marriage Or Relationship Counselor
-
Mark Erickson Marriage Or Relationship Counselor
-
Paz Gutierrez, Csaci Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$365k
CAP Approach
CAP
$640k
Comparable Approach
Comparable
$663k
Blend (final)
Blend
$525k
Owner & transaction history
Paving Profit Sharing Plan Aaa · 31 yrs held
Paving Profit Sharing Plan Aaa
since 1994
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
$365,000
CAP Approach
CAP Return
Estimation
6%
$695,000
6.5%
$640,000
7%
$595,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$735,000
Current use
Blend value · Realmo final
$525k
Range $473k – $578k · ±10%
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
$120 / 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
$4,815
Tax year 2023
Assessed value
$395,223
Assessed 2024
Previous assessed
$387,473
+2.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$164,677
Assessed improvement
$230,546
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
1963
Construction
WOOD FRAME
Heating
NONE
Units
5
Total area
4,366 SF
Lot
0.67 ac (29,226 SF)
APN
0477-102-09-0000
UPID
US10-0971475
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
$735,000
COMMERCIAL (GENERAL) Current
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
1963
Construction
WOOD FRAME
Heating
NONE
Units
5
Lot
0.67 ac
Current owner
From public records · entity-resolved
Paving Profit Sharing Plan Aaa
Individual
Mailing address
16264 VICTOR ST, VICTORVILLE, CA 92395-3934
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1994
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 1994
$99,371
Paving Profit Sharing Plan Aaa
Day,stephen R &
Trustees Deed
—
Mar 1, 1990
$122,500
Stephen R Day JR.
Aaa Paving Profi
Grant Deed
$62,045 · Aaa Paving Profi
—
—
Stephen R Day JR.
—
Deed Of Trust
related
—
—
—
Hong Trust
—
Deed Of Trust
related
$196,000 · Desert Community Bank
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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