Hard Rock Hotel King
For Sale
$215,000
Pending
207 5th Avenue San Diego CA 92101, San Diego, CA 92101
Corner King Suite in Hard Rock Hotel, Downtown San Diego.
Property Size431 SF
Days on Market280
Property Features for 207 5th Avenue San Diego CA 92101
General Information
Standard status
Pending
Size
431 SF
Property subtype
Residential Income
Building Details
Year Built
2008
Listing Agency:
Bressi Realty
Listed By:
Tony Cannon
(760) 470-2614
Source:
Search.cochranrealestatepros
Added: Nov 28, 2025
Changed: Sep 3
Last Checked: Sep 1 at 10:26PM
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 Bressi Realty
Investment Insights
Based on property information with market context.
This corner King Suite, located in the Hard Rock Hotel in the Gaslamp Quarter, offers 525 sq. ft. of contemporary style. One of only two of its kind per floor, the suite includes a private balcony with city views of Downtown San Diego. The location is near Petco Park, the Convention Center, San Diego Bay, restaurants, nightlife, and entertainment. Owners enjoy Rock Royalty perks including access to the Green Room Hospitality Lounge, complimentary valet parking during stays, concierge services, and invites to private events. This is a condo-hotel ownership opportunity where owners may enjoy the unit for up to 28 days per year, with rental income potential through the on-site management program. Full-time occupancy is not permitted.
Key Highlights
- Rare corner King Suite with private balcony and city views in the Hard Rock Hotel.
- Prime Gaslamp Quarter location near Petco Park, Convention Center, and San Diego Bay.
- Exclusive Rock Royalty perks**: Green Room access, complimentary valet parking, concierge, and private event invites.
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
$7,124
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
3.31%
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%
$142,480
$142.5K
Cap Rate 7%
$101,771
$101.8K
Cap Rate 9%
$79,156
$79.2K
Market Conditions
NOI Build-Up for 431 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
$13.7K $31.80/SF
− Vacancy
−$754 −$1.75/SF
EGI
$13.0K $30.05/SF
− OpEx
−$5.8K −$13.52/SF
NOI
$7.1K $16.53/SF
Area
San Diego, CA
Vacancy
5.50%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$142,480
Cap Rate 7%
$101,771
Cap Rate 9%
$79,156
Alternative Uses
Best Use
Apartment 5plus
$101.8K
$89.1K – $118.7K
NOI $7,124 @ 7.0% cap · market cap 3.31%
Second Best
Hotel Hospitality
$37.9K
$33.2K – $44.2K
NOI $2,653 @ 7.0% cap · market cap 1.23%
Theoretical Best
Specialty Retail
$170.2K
$149.0K – $198.6K
NOI $11,916 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9,046
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Corner King Suite in Hard Rock Hotel, Downtown San Diego.
Where is this hotel located?
The property is located at 207 5th Avenue San Diego CA 92101 San Diego, CA.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Rare corner King Suite with **private balcony and city views** in the Hard Rock Hotel.; Prime Gaslamp Quarter location near Petco Park, Convention Center, and San Diego Bay.; Exclusive Rock Royalty perks**: Green Room access, complimentary valet parking, concierge, and private event invites.
