Real Estate Analysis and Commentary in Victorville

08/3/2025 - Industrial Buildings in Old Town Village

A total of properties in Old Town Village, Victorville were discovered. Uses range from specialized retail (CA Tool & Welding) to a vacant warehouse.Total land ares is 1.93% of the total land area. The properties are summarized as follows:
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Count	Min	Max	Acres
4	1,201	4,800	$1.63

These buildings are primarily vacant and do not fit into a clearly defined use. A total of nine properties were discovered in the Old Town Village District and are summarized as follows:

Count	Potential Use
3	Automotive
2	Cultural
2	Mixed Use
1	Restaurant
1	Specialty

The cultural uses are Route 66 Museum (non-profit) and the Unity Building (Catholic Church). The remaining buildings are vacant (78%). Total land area is 3.7 acres or 4.39% of the land area in this district. 

08/20/2025 - St Joan of Arc Catholic Church/Unity Building

The first church was built in 1927 at the corner of A Street and 6^th Street (to the north of the Old School). In 1950 a new church was built and in 1963 the property was enlarged. Currently the church owns a home at 15524 6^th Street (to the north of the church), and the religious center includes a parish hall, parish center (15503 5^th Street), a mother’s chapel, and a rectory. 

 In 1982, the church acquired a former Bank of America building at 15500 7^th Street and renamed it the Unity building. Included in this acquisition was a parking lot between this building and 6^th Street. This building was acquired for use as a civic and community resource. City planning workshops, meetings for non-profit organizations, neighborhood association meetings, small-business coalitions aiming to foster development along 7^th Street, monthly food/clothing distributions, are several of the uses. In addition, the building was available for private events with the revenue going to support local social services.

 In 2021, the building needed extensive repair including, roof replacement, electrical, modernization of fire safety systems, meeting ADA requirements, restoration of the original facade, seismic retrofit, and asbestos removal. As of 2025, the city does not report any finalization of the permits, and a certificate of occupancy has not been issued.

 These properties have importance to the revitalization of the Old Town Village district as they function as a social hub, service assistance, and a religious center. Additionally, they serve as a point of historical interest to visitors.

City Improved Assets

Veteran Memorial - 15451 7^th Street

This statute was erected in 1996 by the City of Victorville. The property consists of a six-sided memorial in an open courtyard. The memorial/courtyard provides a resting place for pedestrians in this district.

 

Fire Museum – 15620 8^th Street

This building is not associated with the Victorville Fire Department. Founded in 2000, the museum contains artifacts and memorabilia related to fire heritage and the evolution of fighting fires. It is open to the public on Saturdays from 9 AM to noon.

 

Hi-Desert Performing Arts Center – 15615 8^th Street

This structure was built as a USO Club in 1941, servicing the local military until 1947 at which point it was disbanded and sold to the city. This building used by the city as a community center. In 1992 the building was designated as a historical landmark. The cultural arts center opened in 1998 and offered live performances until the building was damaged by fire. In 2024, the center was scheduled to reopen. Events include:

 

• Live theater.
• Art exhibits.
• Art workshops.
• Concerts.

 

Old School and Park – 15476 6^th Street

Built in 1992, this property was used by the school district until 1960 at which time it closed. In 1983 the City acquired the property and began a rehabilitation which was finished on 07/02/1985. Currently, the property functions as a community cultural center and event venue managed by the city.  The building is available for

 

• Art exhibitions.
• History workshops.
• Community meetings.

   

  It may also be rented for:

   

• Wedding receptions.
• Corporate retreats/conferences.
• Dance and yoga classes.

 

The building is available for:

 

• Art exhibits.
• History workshops.
• Community meetings.
• Small scale performances.

   

  The property can be leased for:

   

• Wedding receptions.
• Corporate retreats and conferences.
• Dance and yoga classes.

 

Parking Lot/Mormon Springs Monument – Intersection of 8^th and C Street

A relatively small parking lot in near proximity to the Performing Arts Center and Fire Museum. It is one block to the east of Seventh Street. The parking lot will need repair and updating.

 

The Mormon Springs Monument is located on the southeastern corner of the lot. Erected in 1998, it provides a brief history of the importance of fresh water to 19^th century travelers through the desert.

 

Route 66 Archway Spans 7^th Street at the Intersection of 7^th and D Street

Spanning the intersection of Seventh Street and D Street, it signals the entry to Old Town Village. The archway is lighted with energy efficient LEDs and visually brands the district as a Route 66 landmark. The city views the archway as a complement to its Commercial Façade Improvement Program, which is designed to enhance the street appeal to existing commercial properties along Route 66.

 

08/07/2025 Automotive Uses

In the heyday of Route 66, this category of land use was common in this district. How it will conform to the uses envisioned by the city in the proposed project remains to be seen. 

Currently, there are 15 properties which may be summarized as follows:

Count	Min GBA	Max GBA	Median GBA	Newest	Oldest	Land Area
15	800	6,700	1,554	2009	1945	189,431

The total Assessed Value (2024) is $5,226,884 with a total tax of $61,741 or 10.45% of the district total. 

Uses found are:
 

Type	Count	Use%
Car Lot:	1	6.67%
Gas/Store:	2	13.33%
Repair:	6	40.00%
Smog:	1	6.67%
Specialty:	1	6.67%
Tire:	4	26.67%
Total::	15	100.00%

08/07/2025 Vacant Buildings

Today, I am taking a break from the technical aspects of the Old Town Village District to discuss vacant buildings I discovered during my tour. Currently, they represent properties in search of a market and offer a chance for multiple uses. While not a comprehensive inventory, I am listing them as opportunities for improving the district. 

1. 15554 6th St - A former restaurant with living quarters. This building is one block to the west of 7th Street. The restaurant has a patio in the front offering a potential of outdoor dining. The restaurant has 24 seat capacity and parking is at the rear accessed by the alley. The living quarters consists of a 1 bedroom/1 bath apartment at the back of the restaurant. 

2. 15624-15626 6th Street - A retail building with a 2 bedroom/1 bath apartment at the rear. This property is to he south of Route 66 museum. 

3. 15632 6th Street - This is the former Tennis & Trophy World building and is directly to the south of Lane's Crossing Park, 

4. 15483-15491 7th Street - A two-story building. This property is currently listed for $650,000 and is being marketed with the potential of the second floor being converted into four residential units with the first floor being commercial (uses envisioned in the specific plan). There is parking along A Street and the rear of the site has the potential for onsite parking. The property is partially leased (month to month) and the listing reports $38,400 gross income. 

5. 16856 C Street - The former Old Rancho Theater that opened in 1959 and closed in 1984. It is my understanding that the building is a shell and will require extensive work. 

6. 17053 D Street - A smaller building with the potential of having two units. It is located on a small site with limited onsite parking. 

7. 15591-15595 7th Street - Currently configured as a three-unit office building. 

8. 16789 D Street - A former convenience store directly to the west of the Barrel House. It was on the market as having a potential for being converted into a restaurant. 

9. 15557-15565 7th Street - A three-unit building with the exterior having been updated bu the interior is reported as being a shell. An alley is behind the building. 

10. 15564 7th Street - Currently boarded, this building has the potential for two units. 

11. 15578-15582 7th Street - Currently boarded, this building has the potential for two units. 

12. 15614 8th Street - Next to the Fire Museum. An older listing indicates this building has mulip0le office spaces with a warehouse/training center at the rear. 

It will be interesting to take a tour of this area in the future and see if these properties are converted into a viable economic use

August 5, 2025 - Apartment Sector in Victorville Old Town Village

From a land-planning view, duplexes, triplexes, quadruplex and apartment complexes maximizes land-use efficiency and reduces sprawl. They help to create a customer base for shops, restaurants, and services by generating foot traffic throughout the day and evening. 

This property types concentrates more people into a smaller foot print. They can integrate more smoothly with mixed-uses allowing for retail, office and services to co-exist with housing units. This use allows for more housing per acre making every dollar of land more productive This also allows for reducing the need for new roads and utilities infrastructure. 

This type of housing accommodates:
1. Single people.
2. Couples without children.
3.. Small families.
4. Empty nesters.
5. Young adults who can not yet afford a house.
6. Lower housing costs options for nomadic or gig-economy workers.

This sector will typically have a higher turnover rate (30%-50%) annually in an urban rental market. 

The following is a summary of what exists in this district 
 

Type	Count	Units	Total GBA	Avg Unit	Newest	Oldest
Apartments:	10	65	37,002	569	1981	1940
Duplex:	16	32	19,277	602	1979	1900
Triplex:	14	42	17,545	418	1956	1920
Quadplex:	6	24	10,725	447	1966	1922
Total:	46	163	84549	519

Construction year ranges from 1900 to 1981 and the average unit size ranges from 418 to 602 square feet. None of these properties consist of mixed-use. 

Land density per unit ranges from 2,119 square feet to 3,187 square feet with an overall density of 2,670 square feet. Total land area is 9.99 acres. 

Existing Assessed Values = $12,392,299 with a tax amount of $137,432 or 1.11% of the assessed value. While this appears to be a significant amount it must be pointed out that only 5.1% (approximately) of the taxes go to the city with approximately 7.23% going to the county or approximately $16,973 (if the County contributes) could by used by the CRIA for projects. 

Discussion
There is vacant land in this district that could be utilized for developing additional living units. This may included mixed-use developments, age restricted (assisted living), affordable housing units, and market units. It will be interesting to follow the direction the City of Victorville chooses to follow regarding this land-use sector



    
 

August 2, 2025 Land Uses and Density in the Old Town Village Victorville

For this portion of the analysis the land area was segmented into existing land uses and a numerical count of the units were calculated. My initial findings are summarized in the following table: 
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Use	Land Area	No. Unit
Apartment:	438,804	163
Automotive:	189,431	15
City Owned:	474,965	37
Commercial:	161,016	9
Industrial:	71,000	4
Land:	696,266	58
Misc.:	151,473	7
Motel:	35,500	42
Offices:	118,170	9
Religion:	83,271	7
Restaurant:	27,550	3
Retail:	184,038	40
School District:	114,818	4
Single Family:	925,350	132
Total	84.29 ac	521

The top five (74.21%) of uses by land area are:  

Use	Acreage	%/Total
Single Family:	21.24	25.20%
Land:	15.98	18.96%
City Owned:	10.90	12.94%
Apartment:	10.07	11.95%
Automotive:	4.35	5.16%

The bottom five (9.05%) of uses by land area are: 

Use	Acreage	%Total
School District:	2.64	3.13%
Religion:	1.91	2.27%
Industrial:	1.63	1.93%
Motel:	0.81	0.97%
Restaurant:	0.63	0.75%

Land uses (12.62%) of interest to businesses, investors and potential developers include:  

Use of Interest	Acreage	%Total
Retail:	4.22	5.01%
Offices:	2.71	3.22%
Commercial:	3.70	4.39%

To further refine these uses it is necessary to consider the total vacant land area within this district. This component consists of privately and publicly owned land (27.62%). The city owns 10.90 acres; however, 3.37 acres is improved (High Desert Performing Art Center, Fire Museum, Parking Lot, Old School/Park, and Veteran Memorial) leaving 7.53 acre that has been land banked for future use. There is 15.98 acres that is privately owned and could be developed. The privately owned land consists of 12,005 square feet on average and will likely require acquisition of adjoining properties prior to development. The city owned land is primarily east of 7th Street and west of Hesperia Road and consists of multiple adjoining parcels that are readily available for development without the cost of additional property acquisition. 

Land densities of the more significant land uses found in the district  are summarized in the following chart. NOTE: The second column is the land density of the use identified, and the third column is the additional units of that use if all of the vacant land was developed with that specific use using the existing density of that use. 

Use	Current Density	Potential Units
Commercial:	17,891	56.69
Offices:	13,130	77.25
Automotive:	12,629	80.31
Restaurant::	9,183	110.45
Single Family:	7,010	144.68
Retail:	4,601	220.44
Industrial:	4437.5	228.56
Apartment:	2,692	376.76
Motel:	845	1,199.96

A last note on density - It must be recognized that the city is interested in using a higher land use density which may include condominiums, high density housing (both vertically and by mixed use) Future development may result in a high volume of improved units as developers and the city explore potential for land use development. 

My next post will explore the current level of property taxation available to the city within this district coupled with potential increase by using the 25-year average sale of properties. 


 

August 1, 2025 - Structure of Old Town Village
The Old Town Village district consists of 84.29 acres with the following boundaries:
- North : D Street. 
- South: Forrest Avenue.
- East: Eleventh Street.    West: First Street. 

The existing entry points into the village are:
- D Street (links I-15 to the Village and Route 66 west of I-15). 
- 7th Street (Route 66 running north to south through the district)
- Hesperia Road (at the eastern end of the district). 

Properties that may be leveraged to attract Route 66 visitors are:
1. Route 66 - This is Seventh Street running north to south through the district. An entry arch is located at the junction of D and Seventh Street. 
2. Route 66 Museum - The former Red Rooster Cafe with exhibits of Route 66 and the history of Victorville. Manned by volunteers with free admission. 
3. Lane's Crossing Park - A new addition (2024). This is a fenced open air park with audio visual facilities, fire pit and a caboose. 
4. The High Desert Performing Center - The former USO center, offering live theater performances, musical events, art exhibitions and are classes. 
5. Fire Museum - Opened limited hours, this is an old fire station with historical fire fighting equipment. 
6. Greenspot Motel - Built in 1932 as a motor court motel, this facility offers themed lodging in the district. 
7. Veteran Memorial - Dedicated in 1996, this is an open air courtyard with seating and a memorial to veterans from Victorville. Acts as the central point in the Veteran Day Celebration. 

Historical properties in the district that may be viewed on a walking tour include:
1. The Turner House - a residence built in the late 1880s. 
2. The Old School - Built in the 1920's. 
4. St Joan of Arc Catholic Church - An older church that is central to Old Town. 

Restaurant/Bars found in the district are:
1. Guadalajara Meat Market - Mexican cuisine with indoor dining. 
2.  Valparaiso Mexican Restaurant - A walk-up fast food restaurant.
3. AJ's Bar.  

Specialty Retail include:
1. Wild Goose Vintage & Thrift - Offers vintage clothing and antiques. 
2.Santa Fe Trading Company - Specialty home goods. Additionally there are periodic  live music and art exhibitions. 
3. Sweet Treasures - A specialty skin care store. 
4. Barrel House - A historic building adjacent to the Route 66 Museum that is currently a liquor store and market. 

Currently the following events draw visitor and residents:
1. Christmas Parade along Seventh Street. 
2. HD Market Night - Located in a vacant lot on Seventh Street. 
3. Veteran Day Celebration - Centered at Veteran Memorial. 

Currently, the district has limited tourists outlets and will need significant improvement. The city does recognize that the Route 66 Centennial is a significant event that may result in placing the city as a tourist destination for Route 66 domestic and international visitors and is actively attempting to attract new businesses to the district. 

City Infrastructure and Improvement projects are:
1. Sidewalk repair and improving pedestrian/biking improvements. 
2. A program offering up to $50,000 financial assistance to help buildings meet code standards, ADA compliance and facade improvement (to enhance a Route 66 theme). 
3. Waiving of development impact fees for new businesses in the district. 

Future proposed projects include: 
1. Narrowing of Seventh Street to 2 lanes with on street parking. 
2 A roundabout at Seventh Street and Forrest Avenue (by the Veteran Memorial). 
3. Improving and enhancing the City parking lot at 7th and B Street along with the parking lot at 8th and C Street. 

Funding sources for these projects include:
1. Community Revitalization Investment Agency (CRIA) - increment in value from property tax within the district. 
2. Community Development Block Grants. 
3. General Fund. 

A potential future funding source would come from the formation of Business Improvement District (BID). 

In summary, this district has relatively limited tourist appeal with a significant percentage of vacant land and vacant commercial buildings in need of repair and updating. The city is facing a short time frame (to capitalize on the Route 66 centennial) but is actively attempting to draw retail centers that are needed to draw and keep visitors.
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In the next post I will review land uses by category and percentages that currently exist in the district. 

 Victorville is a city in the High Desert of San Bernardino. The original town site was founded in 1886 with the arrival of the railroad. The founders laid out the town consisting of 200 acres or 0.32 square miles. By 1962 (year of incorporation), the city had grown to 9.7 square miles (6,208 acres) and the population reached 8,110 people. 

Significant events in the time line of Victorville includes:

• 1926 - Route 66 is developed running through Victorville (7th Street). 
• 1937 - Greenspot Motel (a motor-court offering lodging) is built. 
• 1960s to 1970 - I-15 is built bypassing Route 66 and moving the development away from the original townsite. 
• 1963 - Victorville College, Green Tree Motel and Golf Course along with a shopping center is developed moving growth to the south. 
• By the 1980s the original townsite had become blighted. 
• 1998 - The city adopted the Old Town Redevelopment Plan. 
• 2000 - The transit center, a redevelopment project, opens as an intermodal transit center. 
• 2011 - State of California abolished all Redevelopment Agencies resulting in loss of funds for redeveloping Old Town. 
• 2023 - The city establishes a Community Reinvestment and Investment Agency (CRIA) allowed under state law. This act allows for using incremental tax revenue for infrastructure and affordable housing to revitalize blighted areas. 

In future posts, I will review the Old Town Village in terms of existing land uses, potential for development, current conditions and potential funding sources