Owner-User Office Building with
For Sale
Contact for pricing
731 9th Ave, San Diego, CA 92101
Highly improved office space allows an owner to occupy part while renting four additional office suites.
Property Size8,751 SF
Price / SF$227.97
Days on Market1056
Property Features for 731 9th Ave
General Information
Standard status
Active
Size
8,751 SF
Property subtype
RETAIL
Additional Details
Business Included
No
Office Units
5
Listing Agency:
Strom Commercial
(619) 243-1244
Listed By:
Jack Schreibman · License #02172891
(858) 361-5942
Source:
Moodyscre
Added: Oct 27, 2023
Changed: Sep 8
Last Checked: Sep 15 at 4:14AM
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 Strom Commercial
Investment Insights
Based on property information with market context.
This owner-user office building offers highly improved space configured to support both occupancy and rental income. An owner can occupy approximately 4,500 SF while collecting rent from 4 +/- 1,500 SF office spaces, creating a built-in mix of use.
The property is also described as a strong development site, making it relevant for buyers considering redevelopment possibilities alongside near-term income.
Overall, the asset is designed to function as a multi-suite office building, with a portion set aside for owner occupancy and the remainder structured as independent office spaces.
The property is also described as a strong development site, making it relevant for buyers considering redevelopment possibilities alongside near-term income.
Overall, the asset is designed to function as a multi-suite office building, with a portion set aside for owner occupancy and the remainder structured as independent office spaces.
Key Highlights
- Owner‑user opportunity: occupy 4,500 SF of highly improved office space
- Collect rental income from 4+/- additional 1,500 SF office suites
- Highly improved office space with separate office suites for occupancy and rental
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
$168,938
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
8.47%
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%
$3,378,760
$3.4M
Cap Rate 7%
$2,413,400
$2.4M
Cap Rate 9%
$1,877,089
$1.9M
Market Conditions
NOI Build-Up for 8,751 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
$262.5K $30.00/SF
− Vacancy
−$37.3K −$4.26/SF
EGI
$225.3K $25.74/SF
− OpEx
−$56.3K −$6.44/SF
NOI
$168.9K $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%
$3,378,760
Cap Rate 7%
$2,413,400
Cap Rate 9%
$1,877,089
Alternative Uses
Best Use
Office B
$2.41M
$2.11M – $2.82M
NOI $168,938 @ 7.0% cap · market cap 8.47%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.46M
$3.02M – $4.03M
NOI $241,948 @ 7.0% cap · market cap 12.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Office units
Location Intelligence
Trade Area within ½ mile
10,693
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
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Frequently Asked Questions
What type of property is this?
Office units - Highly improved office space allows an owner to occupy part while renting four additional office suites.
Where is this office units located?
The property is located at 731 9th Ave San Diego, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Owner‑user opportunity: occupy 4,500 SF of highly improved office space; Collect rental income from 4+/- additional 1,500 SF office suites; Highly improved office space with separate office suites for occupancy and rental
