Office Suites on 7th
For Sale
Contact for pricing
954 Avenida Ponce de Leon, San Juan, PR 00907
7th-floor office suites offered in multiple configurations totaling 4,026.77 USF.
Property Size2,536 SF
Price / SF$433.75
Days on Market928
Property Features for 954 Avenida Ponce de Leon
General Information
Standard status
Active
Size
2,536 SF
Class
B
Property subtype
Office
Lease Type
Gross
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Christiansen Commercial Real Estate
Listed By:
Ryan Christiansen, CCIM · License #PR12415
Source:
Crexi
Added: Mar 18, 2024
Changed: Sep 25
Last Checked: Oct 1 at 12:01PM
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 Christiansen Commercial Real Estate
Investment Insights
Based on property information with market context.
This offering includes office suites on the 7th floor with a total area of 4,026.77 USF. Suite 703 is 568.01 USF, and Suites 704–705 combine for 1,825.49 USF. Suites 706–707 total 1,633.27 USF. Utilities are included in the HOA fee if owned.
The property is on Avenida Ponce de Leon with excellent presence, accessibility, and visibility. It provides immediate access to major traffic arteries in the San Juan Metropolitan Area, including Fernández Juncos Avenue, Baldorioty de Castro Boulevard, and Muñoz Rivera Expressway. The location is directly across from the Puerto Rico Music Conservatory and Jewish Community Center.
Nearby are a variety of commercial, residential, retail, office, and hotel components, including restaurants, cafes, a supermarket, a movie theatre, gas service stations, a United States post office, and bus stops, along with federal and state government offices and court-related uses.
The property is on Avenida Ponce de Leon with excellent presence, accessibility, and visibility. It provides immediate access to major traffic arteries in the San Juan Metropolitan Area, including Fernández Juncos Avenue, Baldorioty de Castro Boulevard, and Muñoz Rivera Expressway. The location is directly across from the Puerto Rico Music Conservatory and Jewish Community Center.
Nearby are a variety of commercial, residential, retail, office, and hotel components, including restaurants, cafes, a supermarket, a movie theatre, gas service stations, a United States post office, and bus stops, along with federal and state government offices and court-related uses.
Key Highlights
- 7th‑floor office suites totaling 4,026.77 USF
- Suite 703 offers 568.01 USF
- Suites 704‑705 combine for 1,825.49 USF
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
$33,688
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
3.06%
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%
$673,760
$673.8K
Cap Rate 7%
$481,257
$481.3K
Cap Rate 9%
$374,311
$374.3K
Market Conditions
NOI Build-Up for 2,536 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
$54.8K $21.60/SF
− Vacancy
−$9.9K −$3.89/SF
EGI
$44.9K $17.71/SF
− OpEx
−$11.2K −$4.43/SF
NOI
$33.7K $13.28/SF
Area
ZIP 00907
Vacancy
18.00%
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%
$673,760
Cap Rate 7%
$481,257
Cap Rate 9%
$374,311
Alternative Uses
Best Use
Office B
$481.3K
$421.1K – $561.5K
NOI $33,688 @ 7.0% cap · market cap 3.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$676.9K
$592.3K – $789.7K
NOI $47,383 @ 7.0% cap · market cap 4.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Demographics for 00907, PR
16,864
Population
12,722
Households
1.3
Avg Household Size
50
Median Age
61%
College-Educated
92%
High-School Grad
2.0 sq mi
ZIP Area
8,432
Density / Sq Mi
$42,116
Median Household Income
$30,551
Median Earnings
$1,020
Median Rent
$323,600
Median Home Value
Market
Vacancy Rate% for Office in San Juan, PR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - 7th-floor office suites offered in multiple configurations totaling 4,026.77 USF.
Where is this office units located?
The property is located at 954 Avenida Ponce de Leon San Juan, PR.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 7th‑floor office suites totaling 4,026.77 USF; Suite 703 offers 568.01 USF; Suites 704‑705 combine for 1,825.49 USF
