Industrial-Flex Corner
For Sale
Contact for pricing
13715 Stowe Drive, Poway, CA 92064
Industrial flex building with grade-level loading, 24' clear height, and renovated office space on a corner lot.
Property Size15,665 SF
Lot Size0.95 Acres
Price / SF$350.46
Days on Market105
Property Features for 13715 Stowe Drive
General Information
Standard status
Active
Size
15,665 SF
Total Parking Spaces
41
Lot size
0.95 Acres
Property subtype
Office, Industrial
Zoning
LI
Warehouse & Industrial
Clear Height
24 ft
Drive-In Doors
2
Heavy Power
Yes
Sprinkler System
Yes
Building Details
Year Built
1999
Year Renovated
2016
Buildings
1
Listing Agency:
Lee & Associates - San Diego
Listed By:
Brent Bohlken · License #CA 3616
(858) 395-8053
Source:
Crexi
Added: Jun 8
Changed: Sep 8
Last Checked: Sep 19 at 10:15AM
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 Lee & Associates - San Diego
Investment Insights
Based on property information with market context.
This industrial-flex building totals 15,665 SF and sits on a 0.95-acre corner lot. The configuration is approximately 20% warehouse and 80% office, supported by two grade-level loading doors and a 24' clear height. The property includes 41 surface parking spaces, fire sprinklers, and 3-phase power. Improvements include renovations in 2016, a new roof in 2020, and extensive windowline with skylights to support the office areas.
The asset is located on a corner lot at 13715 Stowe Drive in Poway, CA 92064. Vehicle access is supported by the 41 on-site surface parking spaces, and the building’s warehouse and office proportions make it well suited for tenants that need both operational space and a substantial administrative component.
For buyers seeking a combined industrial and office setup, the mix of grade-level loading, meaningful clear height, and a largely office-focused interior provides a practical platform for companies requiring warehouse operations alongside daily office functions. The sprinkler system, 3-phase power, and updates to the roof and overall renovations add to the building’s readiness for an owner-occupant or a tenant that values an updated industrial-flex environment.
The asset is located on a corner lot at 13715 Stowe Drive in Poway, CA 92064. Vehicle access is supported by the 41 on-site surface parking spaces, and the building’s warehouse and office proportions make it well suited for tenants that need both operational space and a substantial administrative component.
For buyers seeking a combined industrial and office setup, the mix of grade-level loading, meaningful clear height, and a largely office-focused interior provides a practical platform for companies requiring warehouse operations alongside daily office functions. The sprinkler system, 3-phase power, and updates to the roof and overall renovations add to the building’s readiness for an owner-occupant or a tenant that values an updated industrial-flex environment.
Key Highlights
- 15,665 SF industrial/flex building on a 0.95‑acre corner lot (41,382 SF)
- 20% warehouse / 80% office layout with extensive windowline and skylights
- Two grade‑level loading doors plus 24’ clear height
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
$362,472
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
6.60%
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%
$7,249,440
$7.2M
Cap Rate 7%
$5,178,171
$5.2M
Cap Rate 9%
$4,027,467
$4.0M
Market Conditions
NOI Build-Up for 15,665 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
$563.9K $36.00/SF
− Vacancy
−$80.6K −$5.15/SF
EGI
$483.3K $30.85/SF
− OpEx
−$120.8K −$7.71/SF
NOI
$362.5K $23.14/SF
Area
San Diego County, CA
Vacancy
14.30%
Lease Rate
$36.00 /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%
$7,249,440
Cap Rate 7%
$5,178,171
Cap Rate 9%
$4,027,467
Alternative Uses
Best Use
Office B
$5.18M
$4.53M – $6.04M
NOI $362,472 @ 7.0% cap · market cap 6.60%
Second Best
Flex RnD
$4.61M
$4.04M – $5.38M
NOI $322,896 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$7.18M
$6.28M – $8.37M
NOI $502,403 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
24 ft
Clear height
2
Drive-in doors
Yes
Heavy power
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
648
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92064, CA
48,884
Population
16,987
Households
2.9
Avg Household Size
42
Median Age
54%
College-Educated
94%
High-School Grad
42.3 sq mi
ZIP Area
1,156
Density / Sq Mi
$144,201
Median Household Income
$66,906
Median Earnings
$2,261
Median Rent
$971,600
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?
Flex space - Industrial flex building with grade-level loading, 24' clear height, and renovated office space on a corner lot.
Where is this flex space located?
The property is located at 13715 Stowe Drive Poway, CA.
What is the asking price?
The asking price for this property is $5,490,000.
What are key features of this property?
This property features: 15,665 SF industrial/flex building on a 0.95‑acre corner lot (41,382 SF); 20% warehouse / 80% office layout with extensive windowline and skylights; Two grade‑level loading doors plus 24’ clear height
