Real Estate Analysis and Commentary in Victorville

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%

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



    
 

 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