Two-Story Retail/Flex
For Sale
Contact for pricing
14010 Poway Road, Poway, CA 92064
Acquire a two-story retail/flex building with office space and attic storage, positioned on a primary Poway thoroughfare.
Property Size9,595 SF
Lot Size0.48 Acres
Price / SF$335.07
Days on Market54
Property Features for 14010 Poway Road
General Information
Standard status
Active
Size
9,595 SF
Total Parking Spaces
26
Lot size
0.48 Acres
Property subtype
Retail, Office, Industrial
Zoning
PC-8 (Planned Community 8 - Poway Road Corridor), A/GC (Automotive General Commercial)
Investment Type
Owner/User
Building Details
Year Built
1979
Buildings
1
Stories
2
Tenancy
Single
Listing Agency:
Voit Real Estate Services Voit Carlsbad
(858) 458-3348
Listed By:
Max Stone · License #01944151
Source:
Crexi
Added: Jun 18
Changed: Aug 8
Last Checked: Aug 9 at 11:24AM
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 Voit Real Estate Services Voit Carlsbad
Investment Insights
Based on property information with market context.
This two-story retail/flex building offers approximately 9,595 SF on an approximately 0.48-acre lot. The layout includes a mix of retail/flex space along with some second-floor office, which makes up approximately 12.5% of the total GLA. Additional attic storage is present, though it is not included in the stated GLA.
The property is located along Poway Road in Poway’s primary thoroughfare. The building is currently occupied by a single tenant, with plans to vacate on August 31, 2026, and a new lease signed at a relocation site.
For buyers looking for a retail/flex asset with built-in office support, the existing configuration can accommodate users that need a flexible mix of showroom or service-area space plus second-floor administrative space. The scheduled tenant move-out may also support planning flexibility for an owner-occupant or a future re-tenanting strategy following the August 31, 2026 vacancy.
The property is located along Poway Road in Poway’s primary thoroughfare. The building is currently occupied by a single tenant, with plans to vacate on August 31, 2026, and a new lease signed at a relocation site.
For buyers looking for a retail/flex asset with built-in office support, the existing configuration can accommodate users that need a flexible mix of showroom or service-area space plus second-floor administrative space. The scheduled tenant move-out may also support planning flexibility for an owner-occupant or a future re-tenanting strategy following the August 31, 2026 vacancy.
Key Highlights
- Approximately 9,595 SF two‑story retail/flex building on an approximately 0.48‑acre lot along Poway Road in Poway
- Year built: 1979
- Single‑tenant property with plans to vacate on August 31, 2026 (new lease signed at relocation site)
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
$222,019
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
6.91%
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%
$4,440,380
$4.4M
Cap Rate 7%
$3,171,700
$3.2M
Cap Rate 9%
$2,466,878
$2.5M
Market Conditions
NOI Build-Up for 9,595 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
$345.4K $36.00/SF
− Vacancy
−$49.4K −$5.15/SF
EGI
$296.0K $30.85/SF
− OpEx
−$74.0K −$7.71/SF
NOI
$222.0K $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%
$4,440,380
Cap Rate 7%
$3,171,700
Cap Rate 9%
$2,466,878
Alternative Uses
Best Use
Office B
$3.17M
$2.78M – $3.70M
NOI $222,019 @ 7.0% cap · market cap 6.91%
Second Best
Flex RnD
$2.83M
$2.47M – $3.30M
NOI $197,778 @ 7.0% cap · market cap 6.15%
Theoretical Best
Office A
$4.40M
$3.85M – $5.13M
NOI $307,728 @ 7.0% cap · market cap 9.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
557
Businesses Nearby
Under-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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Acquire a two-story retail/flex building with office space and attic storage, positioned on a primary Poway thoroughfare.
Where is this flex space located?
The property is located at 14010 Poway Road Poway, CA.
What is the asking price?
The asking price for this property is $3,215,000.
What are key features of this property?
This property features: Approximately 9,595 SF two‑story retail/flex building on an approximately 0.48‑acre lot along Poway Road in Poway; Year built: 1979; Single‑tenant property with plans to vacate on August 31, 2026 (new lease signed at relocation site)
