San Juan Office Building For
404 ANDALUCIA, San Juan 00920
Office - SAN JUAN, PR
Type:Office
Property size:
11,000 SFLot size:
0.70 AcresPrice / SF:
$168/SF- Added:
- Dec 26, 2025
- Days on Market:
- 152
- Last Refresh:
- May 27 at 10:06 pm
Property Features for 404 ANDALUCIA
General Information
- Property type
- Commercial Sale
- Property subtype
- Office
- Standard status
- Active
- APN
- 062-078-076-03-001
- Size
- 11,000 SF
- Lot size
- 0.70 Acres
Utilities
- Cooling system
- Ductless, Multi Units
Building Details
- Year built
- 1960
- Building materials
- Concrete
- Architectural style
- Other
Listing agent Leon Winer License #03937 (787) 632-4300
Listing office WINER PROPERTY GROUP PO Box 190858 (787) 632-4300
Listing date Dec 26, 2025
MLS# PR9118213
Listing URL
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
HighLights
- Income‑producing property generating $12,450 per month in rent
- Comprised of 12 office spaces
- Includes 25 parking spaces
- Located on 4 properties: 404 and 406 Andalucia, 1002 Alesia and 403 Arabia
- Concrete construction
- Features ductless and multi‑unit cooling systems
Overview
This office building is available for sale and is situated on 4 properties located at 404 and 406 Andalucia, 1002 Alesia and 403 Arabia in San Juan, PR. The building has 12 office spaces and 25 parking spaces. The property generates $12,450 per month in rent. The building has a total area of 11,000 square feet and is located on a 0.7-acre lot.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$1.69M
NOI $152,114 @ 9.00% cap · cautious / downside scenario
Moderate
$2.17M
NOI $152,114 @ 7.00% cap · market / base-case scenario
Aggressive
$3.04M
NOI $152,114 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
Calculated for Office B
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $231.0k | $21.00 |
| − Vacancy | −$28.2k | −$2.56 |
| EGI | $202.8k | $18.44 |
| − OpEx | −$50.7k | −$4.61 |
| NOI | $152.1k | $13.83 |
11,000 SF · lease $21.00/SF/yr · vacancy 12.20% · expense 25.00%
Alternative Use Scenarios
Best Use
Office B
$2.17M
$1.90M – $2.54M
NOI $152,114 @ 7.0% cap · market cap 8.22%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.69M
$2.36M – $3.14M
NOI $188,496 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Office buildings
Map
- City
- San Juan
- County
- San Juan
- State
- Longitude
- -66.078872
- Latitude
- 18.413829
Nearby Similar for Sale
FAQs
What type of property is this?
Office building - Office building with 12 spaces and 25 parking spots.
Where is this office building located?
The property is located at 404 ANDALUCIA San Juan.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Income‑producing property generating $12,450 per month in rent; Comprised of 12 office spaces; Includes **25 parking spaces**
