Ground-Floor Office
For Sale
$458,500
4540 Kearny Villa Road, San Diego, CA 92123
Remodeled commercial unit with a private restroom and kitchenette for client-facing business use.
Property Size904 SF
Price / SF$507.19
Days on Market1069
Property Features for 4540 Kearny Villa Road
General Information
Standard status
Active
Size
904 SF
Property subtype
Office
Additional Details
Floor
Ground Floor
Highway Access
Yes
Amenities
private restroom
kitchenette
3
Building Details
Buildings
1
Stories
2
Tenancy
Single
Owner Occupied
No
Listing Agency:
Acquire Mortgage & Real Estate
(805) 544-5626
Listed By:
Levi Seligman · License #01936432
(805) 748-5817
Source:
Xome
Added: Sep 30, 2023
Changed: Aug 31
Last Checked: Sep 1 at 4:47PM
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 Acquire Mortgage & Real Estate
Investment Insights
Based on property information with market context.
This 904-square-foot ground-floor office unit is located within a 2-story commercial building and has been remodeled with new flooring, fresh paint, and quartz counters. The space includes a private restroom and kitchenette, providing practical support for day-to-day operations and client visits. The unit is currently leased month to month, allowing flexibility for an owner-user or an investor.
The property is situated at 4540 Kearny Villa Road Unit 111 in San Diego, within the area formed by CA-163, I-805, and CA-52. Its commercial zoning is described as flexible for office, retail, and light medical uses. Landmark Centre Condo #111 offers a compact commercial footprint in an established office-oriented setting.
The property is situated at 4540 Kearny Villa Road Unit 111 in San Diego, within the area formed by CA-163, I-805, and CA-52. Its commercial zoning is described as flexible for office, retail, and light medical uses. Landmark Centre Condo #111 offers a compact commercial footprint in an established office-oriented setting.
Key Highlights
- 904 square feet in a ground‑floor office unit
- Remodeled with new flooring, paint, and quartz counters
- Private restroom and kitchenette included
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
$17,452
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
3.81%
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%
$349,040
$349.0K
Cap Rate 7%
$249,314
$249.3K
Cap Rate 9%
$193,911
$193.9K
Market Conditions
NOI Build-Up for 904 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
$27.1K $30.00/SF
− Vacancy
−$3.9K −$4.26/SF
EGI
$23.3K $25.74/SF
− OpEx
−$5.8K −$6.44/SF
NOI
$17.5K $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%
$349,040
Cap Rate 7%
$249,314
Cap Rate 9%
$193,911
Alternative Uses
Best Use
Office B
$249.3K
$218.2K – $290.9K
NOI $17,452 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$357.1K
$312.4K – $416.6K
NOI $24,994 @ 7.0% cap · market cap 5.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,834
Businesses Nearby
Explore this area
Business Placement
Demographics for 92123, CA
30,937
Population
13,108
Households
2.4
Avg Household Size
34
Median Age
48%
College-Educated
93%
High-School Grad
8.6 sq mi
ZIP Area
3,597
Density / Sq Mi
$121,856
Median Household Income
$55,111
Median Earnings
$2,798
Median Rent
$799,600
Median Home Value
Market
Vacancy Rate% for Office 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?
Office units - Remodeled commercial unit with a private restroom and kitchenette for client-facing business use.
Where is this office units located?
The property is located at 4540 Kearny Villa Road San Diego, CA.
What is the asking price?
The asking price for this property is $458,500.
What are key features of this property?
This property features: 904 square feet in a ground‑floor office unit; Remodeled with new flooring, paint, and quartz counters; Private restroom and kitchenette included
