Medical Office Building with Vacant
For Sale
$1,200,000
817 S 4th St, El Centro, CA 92243
Medical office space with exam rooms and storage, plus an included vacant commercial lot.
Property Size2,884 SF
Lot Size0.38 Acres
Days on Market125
Property Features for 817 S 4th St
General Information
Standard status
Active
Size
2,884 SF
Lot size
0.38 Acres
Property subtype
Other
Zoning
CG- Commercial
Additional Details
Highway Access
Yes
Building Details
Building Size
2,884 SF
Year Built
1965
Listing Agency:
Coldwell Banker The Wilkinson Team
Listed By:
Daniel Wilkinson · License #01276127
(760) 352-7700
Source:
Commercialcafe
Added: Jun 1
Changed: Sep 20
Last Checked: Oct 2 at 5:03PM
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 Coldwell Banker The Wilkinson Team
Investment Insights
Based on property information with market context.
This multi-use property includes a medical office building that is currently set up with multiple exam rooms, a large storage room, and an employee lounge. The offering also includes a vacant lot in addition to the building. The property has off-street parking to support day-to-day operations.
The site consists of 2 parcels, with zoning designated as CG-Commercial. The vacant lot is listed as 6,975 sft, and the total parcels are identified as 053-402-015 and 053-402-016. The property is located on South 4th Street, described as a major traffic artery connecting I-8 to H-86, and it is noted to be just north of I-8.
The medical office layout may fit healthcare providers seeking exam room space, while the CG-Commercial zoning and permitted use list supports a broader range of commercial and service-oriented concepts, including professional/office uses and certain personal services, repair services, and other listed categories. With the combined building and vacant parcel, the property may also appeal to buyers looking for flexibility in future plans while maintaining existing office improvements.
The site consists of 2 parcels, with zoning designated as CG-Commercial. The vacant lot is listed as 6,975 sft, and the total parcels are identified as 053-402-015 and 053-402-016. The property is located on South 4th Street, described as a major traffic artery connecting I-8 to H-86, and it is noted to be just north of I-8.
The medical office layout may fit healthcare providers seeking exam room space, while the CG-Commercial zoning and permitted use list supports a broader range of commercial and service-oriented concepts, including professional/office uses and certain personal services, repair services, and other listed categories. With the combined building and vacant parcel, the property may also appeal to buyers looking for flexibility in future plans while maintaining existing office improvements.
Key Highlights
- 1965 multi‑use building currently operating as a medical office with multiple exam rooms
- Includes a large storage room and an employee lounge
- Plenty of off‑street parking
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
$43,450
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
3.62%
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%
$869,000
$869.0K
Cap Rate 7%
$620,714
$620.7K
Cap Rate 9%
$482,778
$482.8K
Market Conditions
NOI Build-Up for 2,884 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
$62.3K $21.60/SF
− Vacancy
−$4.4K −$1.51/SF
EGI
$57.9K $20.09/SF
− OpEx
−$14.5K −$5.02/SF
NOI
$43.5K $15.07/SF
Area
Imperial County, CA
Vacancy
7.00%
Lease Rate
$21.60 /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%
$869,000
Cap Rate 7%
$620,714
Cap Rate 9%
$482,778
Alternative Uses
Best Use
Office B
$620.7K
$543.1K – $724.2K
NOI $43,450 @ 7.0% cap · market cap 3.62%
Second Best
Healthcare Medical
$343.6K
$300.7K – $400.9K
NOI $24,052 @ 7.0% cap · market cap 2.00%
Theoretical Best
Office A
$735.7K
$643.7K – $858.3K
NOI $51,497 @ 7.0% cap · market cap 4.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,194
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92243, CA
49,149
Population
15,908
Households
3.1
Avg Household Size
36
Median Age
16%
College-Educated
74%
High-School Grad
113.3 sq mi
ZIP Area
434
Density / Sq Mi
$55,890
Median Household Income
$31,170
Median Earnings
$992
Median Rent
$286,100
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 West region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office space with exam rooms and storage, plus an included vacant commercial lot.
Where is this medical office space located?
The property is located at 817 S 4th St El Centro, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 1965 multi‑use building currently operating as a medical office with multiple exam rooms; Includes a large storage room and an employee lounge; Plenty of off‑street parking
