Mixed-Use Corner Property with
For Sale
$4,700,000
1051 Rosecrans Street, San Diego, CA 92106
Four ground-floor retail suites and four residential units at a Rosecrans Street and Upshur Street corner location.
Property Size7,600 SF
Price / SF$618.42
Days on Market156
Property Features for 1051 Rosecrans Street
General Information
Standard status
Active
Size
7,600 SF
Property subtype
Commercial
Additional Details
Road Access
Yes
Multifamily Units
4
Building Details
Tenancy
Multi
Listing Agency:
Conor Brennan,Broker
Listed By:
Conor Brennan
(714) 731-3777
Source:
Sevengables
Added: Mar 16
Changed: Aug 17
Last Checked: Aug 18 at 4:25AM
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 Conor Brennan,Broker
Investment Insights
Based on property information with market context.
1051–1065 Rosecrans Street is a mixed-use property with four ground-floor retail suites and four residential units. The building provides approximately 7,600 square feet of total rentable area, creating a combined retail and residential income stream within the same asset.
The property is positioned on the prominent corner of Rosecrans Street and Upshur Street in Point Loma’s La Playa submarket of San Diego. The retail component is located along Rosecrans Street and is currently occupied by Define Lagree Fitness, Compass, Rose Tattoo, and Max Fitness.
The property is positioned on the prominent corner of Rosecrans Street and Upshur Street in Point Loma’s La Playa submarket of San Diego. The retail component is located along Rosecrans Street and is currently occupied by Define Lagree Fitness, Compass, Rose Tattoo, and Max Fitness.
Key Highlights
- Mixed‑use property at the corner of Rosecrans St and Upshur St in the La Playa submarket of Point Loma
- 4 ground‑floor retail suites plus 4 residential units, totaling approximately 7,600 SF of rentable area
- Retail and residential income mix with historically strong occupancy across both components
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
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
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 - Four ground-floor retail suites and four residential units at a Rosecrans Street and Upshur Street corner location.
Where is this mixed-use property located?
The property is located at 1051 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: Mixed‑use property at the corner of Rosecrans St and Upshur St in the La Playa submarket of Point Loma; 4 ground‑floor retail suites plus 4 residential units, totaling approximately 7,600 SF of rentable area; Retail and residential income mix with historically strong occupancy across both components
