How Hesperia Recreation and Park District Secured Above-Market Lease Value on a New AT&T Site

Client: Hesperia Recreation and Park District
Location: Hesperia, California
Carrier: AT&T
Lease Type: New 30-year cell tower lease

The Situation

Hesperia Recreation and Park District manages parks and recreational facilities on behalf of the local community. When AT&T proposed a new 30-year lease to build a telecommunications site on district property, leadership wanted to ensure the agreement delivered fair compensation and protected long-term value.

While the initial offer provided steady income, it undervalued the site and left little room for correction over a decades-long term.

The Challenge

• Evaluating whether AT&T’s initial $2,000 per month offer reflected fair market value
• Securing escalations that would keep pace with inflation and industry norms
• Balancing long-term revenue, upfront value, and carrier construction requirements
• Locking in terms that would remain competitive over a 30-year commitment

Aries Advisors’ Role

Aries Advisors reviewed the proposed lease against comparable new-build agreements, identifying opportunities to improve monthly rent, escalators, and overall structure.

Aries then led negotiations from a position of market strength, emphasizing the strategic value of the site and framing Hesperia Rec as a critical partner in AT&T’s network expansion. Throughout the process, Aries served as the district’s financial advocate, ensuring long-term interests stayed front and center.

The Outcome

• Monthly rent increased from $2,000 to $2,400
• Escalator improved to a 3% annual increase
• Cumulative 30-year rent increased from $1,141,809 to $1,370,172
• Net long-term gain of $228,362
• Additional $35,000 one-time prepayment at construction

The final agreement delivered both immediate revenue and reliable long-term income, all at above-market levels for similar sites, supporting the district’s mission for decades to come.