Multi-Tenant Creative Office
For Sale
Contact for pricing
1045 14th St, San Diego, CA 92101
Multi-tenant creative office space with overlay zoning that supports increased density and building height near major freeways.
Property Size10,311 SF
Price / SF$320.05
Days on Market213
Property Features for 1045 14th St
General Information
Standard status
Active
Size
10,311 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Lee & Associates | North San Diego County
(760) 929-9700
Listed By:
Al Apuzzo · License #01323215
(619) 573-7845
Source:
Moodyscre
Added: Feb 18
Changed: Sep 9
Last Checked: Sep 18 at 12:02PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lee & Associates | North San Diego County
Investment Insights
Based on property information with market context.
Approximately 10,953 SF of multi-tenant creative office space is available in San Diego’s East Village neighborhood at 1045 14th St. The property benefits from its location within the Complete Communities Housing Solutions and Transit Priority Area Overlay Zones, which permit increased density and building height.
The site is positioned for convenient regional access, with proximity to I-5, CA Hwy 163, and I-94. This makes it practical for creative and office tenants seeking a centrally connected San Diego address.
With the combined focus on creative office use and overlay-driven development flexibility, the property offers a strong fit for operators looking for space today and potential growth-aligned attributes under the applicable overlay framework.
The site is positioned for convenient regional access, with proximity to I-5, CA Hwy 163, and I-94. This makes it practical for creative and office tenants seeking a centrally connected San Diego address.
With the combined focus on creative office use and overlay-driven development flexibility, the property offers a strong fit for operators looking for space today and potential growth-aligned attributes under the applicable overlay framework.
Key Highlights
- Approximately 10,953 SF multi‑tenant creative office space
- East Village neighborhood location at 1045 14th St
- Complete Communities Housing Solutions overlay zone
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$199,054
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.03%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,981,080
$4.0M
Cap Rate 7%
$2,843,629
$2.8M
Cap Rate 9%
$2,211,711
$2.2M
Market Conditions
NOI Build-Up for 10,311 SF
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.
Gross rent
$309.3K $30.00/SF
− Vacancy
−$43.9K −$4.26/SF
EGI
$265.4K $25.74/SF
− OpEx
−$66.4K −$6.44/SF
NOI
$199.1K $19.31/SF
Area
San Diego, CA
Vacancy
14.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,981,080
Cap Rate 7%
$2,843,629
Cap Rate 9%
$2,211,711
Alternative Uses
Best Use
Office B
$2.84M
$2.49M – $3.32M
NOI $199,054 @ 7.0% cap · market cap 6.03%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.07M
$3.56M – $4.75M
NOI $285,079 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
8,985
Businesses Nearby
Explore this area
Business Placement
Demographics for 92101, CA
47,505
Population
32,909
Households
1.4
Avg Household Size
39
Median Age
57%
College-Educated
92%
High-School Grad
5.4 sq mi
ZIP Area
8,797
Density / Sq Mi
$90,477
Median Household Income
$72,371
Median Earnings
$2,351
Median Rent
$740,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in San Diego, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Creative space - Multi-tenant creative office space with overlay zoning that supports increased density and building height near major freeways.
Where is this creative space located?
The property is located at 1045 14th St San Diego, CA.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: Approximately 10,953 SF multi‑tenant creative office space; East Village neighborhood location at 1045 14th St; Complete Communities Housing Solutions overlay zone
