Mixed-Use Investment in La
For Sale
Contact for pricing
1051-65 Rosecrans Street, San Diego, CA 92106
Mixed-use property in Point Loma with retail and residential units.
Property Size7,600 SF
Price / SF$618.42
Days on Market86
Property Features for 1051-65 Rosecrans Street
General Information
Standard status
Active
Size
7,600 SF
Property subtype
Multifamily, Mixed Use, Retail
Zoning
CC-4-2
Occupancy
100%
Net Operating Income
$238,573
Building Details
Units
8
Tenancy
Multi
Listing Agency:
CBRE - San Diego
(858) 546-4604
Listed By:
Conor Brennan · License #01918598
Source:
Crexi
Added: May 15
Changed: Aug 8
Last Checked: Aug 7 at 9:27AM
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 CBRE - San Diego
Investment Insights
Based on property information with market context.
Located in the La Playa submarket of Point Loma, San Diego, the property at 1051–1065 Rosecrans Street presents a mixed-use investment opportunity. Situated at the corner of Rosecrans Street and Upshur Street, the property offers visibility and a mix of retail and residential income streams. The property includes four ground-floor retail suites and four residential units, totaling approximately 7,600 square feet of rentable area. The asset has historically maintained strong occupancy across both the commercial and residential components. The retail component is positioned along Rosecrans Street, offering exposure, foot traffic, and accessibility. The property is currently occupied by a mix of neighborhood-serving tenants, including Define Lagree Fitness, Compass, Rose Tattoo, and Max Fitness.
Key Highlights
- Prime location in the highly desirable La Playa submarket of Point Loma, San Diego.
- Mixed‑use property with diversified income streams from both retail and residential units.
- Strong visibility and high foot traffic** due to its prominent corner location on Rosecrans Street.
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
$183,457
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
3.90%
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%
$3,669,140
$3.7M
Cap Rate 7%
$2,620,814
$2.6M
Cap Rate 9%
$2,038,411
$2.0M
Market Conditions
NOI Build-Up for 7,600 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
$273.6K $36.00/SF
− Vacancy
−$11.5K −$1.52/SF
EGI
$262.1K $34.48/SF
− OpEx
−$78.6K −$10.35/SF
NOI
$183.5K $24.14/SF
Area
San Diego, CA
Vacancy
4.21%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,669,140
Cap Rate 7%
$2,620,814
Cap Rate 9%
$2,038,411
Alternative Uses
Best Use
Retail
$2.62M
$2.29M – $3.06M
NOI $183,457 @ 7.0% cap · market cap 3.90%
Second Best
Mixed Use
$2.10M
$1.84M – $2.45M
NOI $146,832 @ 7.0% cap · market cap 3.12%
Theoretical Best
Specialty Retail
$3.00M
$2.63M – $3.50M
NOI $210,125 @ 7.0% cap · market cap 4.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,566
Businesses Nearby
81k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Shops & Services 36%
Hotels & Casinos 7%
Starbucks
Dining
16,466 visits/mo
0.5 miles
Better Buzz Coffee Roasters
Dining
14,596 visits/mo
0.4 miles
Shell
Shops & Services
11,069 visits/mo
0.5 miles
Jack in the Box
Dining
9,408 visits/mo
0.3 miles
Wells Fargo
Shops & Services
5,926 visits/mo
0.1 miles
Demographics for 92106, CA
20,214
Population
7,908
Households
2.6
Avg Household Size
39
Median Age
63%
College-Educated
97%
High-School Grad
5.7 sq mi
ZIP Area
3,546
Density / Sq Mi
$127,209
Median Household Income
$55,428
Median Earnings
$2,231
Median Rent
$1,359,000
Median Home Value
Market
Vacancy Rate% for Retail in San Diego, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property in Point Loma with retail and residential units.
Where is this mixed-use property located?
The property is located at 1051-65 Rosecrans Street San Diego, CA.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: Prime location in the highly desirable La Playa submarket of Point Loma, San Diego.; Mixed‑use property with diversified income streams from both retail and residential units.; Strong visibility and high foot traffic** due to its prominent corner location on Rosecrans Street.
