44262 Division St 5,678 SF 100% Leased Office Building Lancaster, CA 93535 $1,284,955 CAD ($226.30 CAD/SF) 6.95% Cap Rate

FOR SALE | INVESTMENT / OWNER-USER OPPORTUNITY
~7.0% CAP | $167/SF | NNN INCOME | MONTH-TO-MONTH TENANT
44262 N. Division Street, Lancaster, CA 93535
Offered at: $949,000
Executive Summary
Liberty Business Advisors is pleased to present the opportunity to acquire a well-located commercial building situated along Division Street, one of Lancaster’s primary commercial corridors. The property offers immediate NNN income, flexible owner-user potential, and an attractive below-market entry price of approximately $167 per square foot, making it a compelling acquisition for both investors and owner-operators.
The asset consists of a ±5,678 SF commercial building situated on two assessor parcels totaling approximately ±25,212 SF of land (±16,809 SF + ±8,403 SF). The property is currently leased to a security company on a month-to-month basis, providing immediate cash flow while preserving flexibility for lease renegotiation or owner-user occupancy.
Property Highlights
Asking Price: $949,000
Building Size: ±5,678 SF
Land Area: ±25,212 SF (two parcels combined)
APNs: 3141-006-003 & 3141-006-029
Current Rent: $5,500/month + NNN
Annual NOI: $66,000 (NNN structure)
In-Place Cap Rate: ~6.95% (~7.0%)
Price Per SF: Approx. $167/SF
Tenant: Security company | Month-to-Month
Use: Ideal for owner-user or long-term investment
Delivery: Tenant open to negotiating new lease or potential owner-user occupancy (subject to terms)
Investment Highlights
Attractive In-Place Return: Approximately 7.0% cap rate at asking price with true NNN income.
Below-Market Basis: Entry price of ~$167/SF is well below prevailing market pricing for comparable commercial assets.
Immediate Cash Flow + Flexibility: Month-to-month tenancy allows buyer to maintain income, increase rent, or occupy the property.
Owner-User Optionality: Ideal for contractors, service companies, security firms, logistics, or professional users seeking yard/building flexibility (buyer to verify zoning and permitted uses).
Two-Parcel Configuration: Provides operational flexibility and potential long-term upside.
Strong Corridor Location: Positioned along a primary Lancaster commercial artery with visibility and access.
Market Analysis
Commercial and light industrial properties in the Lancaster / Antelope Valley market have continued to trade at higher average price-per-square-foot levels, with many comparable assets marketed in the $240–$280/SF range, depending on condition and use.
At approximately $167/SF, the subject property is significantly below current market benchmarks, providing both downside protection and value-add upside.
Additionally:
Market rents for similar commercial/industrial space in the Antelope Valley support the potential for future rent growth upon lease renewal or re-tenanting.
The property’s size and configuration make it especially attractive to local and regional owner-users, a buyer pool that remains active even in shifting capital markets.
The month-to-month lease structure enhances liquidity and exit optionality compared to long-term encumbered assets.
Investment Summary
This offering presents a rare opportunity to acquire a cash-flowing commercial asset with owner-user flexibility, strong in-place returns, and a basis well below replacement cost. Whether held as a stabilized NNN investment or repositioned for owner occupancy, the property offers multiple paths to value creation.
Broker Information
Houmehr “Mike” Panoussi
Liberty Business Advisors
DRE #01853627
661-816-1141
panoussi.Lba@gmail.com
DO NOT DISTURB TENANT. Showings by appointment only.