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Property profile & analytics
OFF-MARKET
Estimated value
$2,065,000
Office Spaces
16501 Walnut St, Hesperia, CA 92345-3641
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-1450494
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1986
Construction
WOOD FRAME
Total area
11,690 SF
Lot
0.86 ac (37,500 SF)
APN
0413-074-02-0000
UPID
US10-1450494
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
-
Farmers Insurance - Ramon Franco Insurance Agency
-
Covered California Certified Agent Insurance Agency
-
The Behavioral Awareness Center of San Bernardino County Charitable Organization Social Service Agency
-
Los Abogados de Accidentes Law Firm
-
A Pick of the Litter Pet Salon Pet Grooming Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.51M
Comparable Approach
Comparable
$2.20M
Blend (final)
Blend
$2.07M
Owner & transaction history
Hye Desert Properties LLC · 4 yrs held
Hye Desert Properties LLC
since 2022
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.4M
+23.9%
Neighborhood: shopping center
$3.1M
+15.2%
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 Hesperia submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hesperia 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,720,000
6.5%
$2,510,000
7%
$2,330,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,730,000
Current use
MEDICAL BUILDING
$3,380,000
Change: +24% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,145,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$2,595,000
Change: -5% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,490,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$2.07M
Range $1.86M – $2.27M · ±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
$177 / 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
$11,926
Tax year 2023
Assessed value
$1,102,556
Assessed 2024
Previous assessed
$1,080,937
+2.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$174,089
Assessed improvement
$928,467
Applied tax rate
20.0000
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
1986
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
12
Total area
11,690 SF
Lot
0.86 ac (37,500 SF)
APN
0413-074-02-0000
UPID
US10-1450494
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
$2.7M
MEDICAL BUILDING
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
RETAIL STORES
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
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
1986
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
12
Lot
0.86 ac
Current owner
From public records · entity-resolved
Hye Desert Properties LLC
Entity
Mailing address
2618 SAN MIGUEL DR #363, NEWPORT BEACH, CA 92660-5437
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2022
—
Hye Desert Properties LLC
Diane Jean Barsam
Grant Deed
—
Dec 7, 2015
$950,000
Barsam,diane J Family Trust
Amberwood Holdings INC
Grant Deed
—
Dec 7, 2015
—
Patricia Festa
Festa,david L
Affidavit Of Death
related
—
Jul 29, 2002
$522,000
Amberwood Holding
Walnut Street Partner
Grant Deed
$270,000 · Desert Community Bank
—
—
Amberwood Holdings INC
—
Deed Of Trust
related
$310,000 · David & Patricia Festa
—
—
Mann Family Trus
—
Deed Of Trust
related
$300,000 · High Desert National 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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