Renovated Medical/Professional Building For
For Sale
Contact for pricing
15644 Pomerado Road, Poway, CA 92064
Renovated medical/professional building near Pomerado Hospital with high visibility.
Property Size1,368 SF
Price / SF$625
Days on Market399
Property Features for 15644 Pomerado Road
General Information
Standard status
Active
Size
1,368 SF
Class
B
Property subtype
Office
Zoning
IL-P-1
Investment Type
Owner/User
Building Details
Year Built
1987
Year Renovated
2018
Buildings
4
Stories
4
Units
17
Tenancy
Multi
Listing Agency:
Horizon Resources Inc
(760) 692-5205
Listed By:
Ken Rogers · License #00424673
Source:
Crexi
Added: Jul 8, 2025
Changed: Aug 8
Last Checked: Aug 9 at 11:30AM
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 Horizon Resources Inc
Investment Insights
Based on property information with market context.
This newly renovated medical/professional building offers approximately 24,206 gross square feet. The property is conveniently located across from Pomerado Hospital and Outpatient Pavilion, providing excellent visibility on Pomerado Road with high traffic. It is also situated close to Interstate 15 and U.S. Route 56 (Ted Williams Parkway), with restaurants and shopping nearby. The location is conveniently close to multiple affluent neighborhoods and communities. The property features functional walkways providing easy access to upper-level suites, and each suite includes private restrooms. The elevated property grade offers open views. Parking is provided at a ratio of 5.16 per 1,000, with an easy-access parking design. The property size is 1,368 square feet.
Key Highlights
- Excellent location across from Pomerado Hospital and Outpatient Pavilion
- High traffic and high visibility location facing Pomerado Road
- Newly renovated medical/professional building
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
$31,654
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
3.70%
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%
$633,080
$633.1K
Cap Rate 7%
$452,200
$452.2K
Cap Rate 9%
$351,711
$351.7K
Market Conditions
NOI Build-Up for 1,368 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
$49.2K $36.00/SF
− Vacancy
−$7.0K −$5.15/SF
EGI
$42.2K $30.85/SF
− OpEx
−$10.6K −$7.71/SF
NOI
$31.7K $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%
$633,080
Cap Rate 7%
$452,200
Cap Rate 9%
$351,711
Alternative Uses
Best Use
Office B
$452.2K
$395.7K – $527.6K
NOI $31,654 @ 7.0% cap · market cap 3.70%
Second Best
Healthcare Medical
$368.8K
$322.7K – $430.2K
NOI $25,814 @ 7.0% cap · market cap 3.02%
Theoretical Best
Office A
$626.8K
$548.4K – $731.2K
NOI $43,874 @ 7.0% cap · market cap 5.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,085
Businesses Nearby
Balanced
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
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Renovated medical/professional building near Pomerado Hospital with high visibility.
Where is this medical office space located?
The property is located at 15644 Pomerado Road Poway, CA.
What is the asking price?
The asking price for this property is $855,000.
What are key features of this property?
This property features: Excellent location across from Pomerado Hospital and Outpatient Pavilion; High traffic and high visibility location facing Pomerado Road; Newly renovated medical/professional building
