Three-Suite Office
For Sale
Contact for pricing
275 West Madison Avenue, El Cajon, CA 92020
Office property with flexible owner-user occupancy and existing dental tenancy.
Property Size5,029 SF
Price / SF$318.15
Days on Market49
Property Features for 275 West Madison Avenue
General Information
Standard status
Active
Size
5,029 SF
Property subtype
Office
Zoning
OP, El Cajon
Lease Type
Gross
Investment Type
Owner/User
Additional Details
Office Units
3
Building Details
Year Built
1969
Year Renovated
1971
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
Voit Real Estate Services Voit Carlsbad
(858) 458-3348
Listed By:
Max Stone · License #01944151
Source:
Crexi
Added: Jul 14
Changed: Aug 30
Last Checked: Aug 30 at 3:42AM
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.
Located at 275 West Madison Avenue in El Cajon, this office building contains approximately 5,029 SF arranged across three suites. Suites A and C are non-contiguous and offer potential occupancy for an owner-user, while the property’s zoning is OP, El Cajon. Constructed in 1969, the building is configured for multiple occupants.
Zak Dental occupies space under a lease with just under 5 years remaining after purchasing the practice in 2026. Suite C is occupied month to month by Heart of Gold, which has been in the property since 2023 and has expressed strong interest in renewing. The existing tenancy provides an operating framework alongside the available owner-user configuration.
Zak Dental occupies space under a lease with just under 5 years remaining after purchasing the practice in 2026. Suite C is occupied month to month by Heart of Gold, which has been in the property since 2023 and has expressed strong interest in renewing. The existing tenancy provides an operating framework alongside the available owner-user configuration.
Key Highlights
- Approximately 5,029 SF office building
- Three suites with non‑contiguous owner‑user options in Suites A and C
- OP zoning in El Cajon
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
$74,114
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
4.63%
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%
$1,482,280
$1.5M
Cap Rate 7%
$1,058,771
$1.1M
Cap Rate 9%
$823,489
$823.5K
Market Conditions
NOI Build-Up for 5,029 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
$113.5K $22.56/SF
− Vacancy
−$14.6K −$2.91/SF
EGI
$98.8K $19.65/SF
− OpEx
−$24.7K −$4.91/SF
NOI
$74.1K $14.74/SF
Area
El Cajon, CA
Vacancy
12.90%
Lease Rate
$22.56 /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%
$1,482,280
Cap Rate 7%
$1,058,771
Cap Rate 9%
$823,489
Alternative Uses
Best Use
Office B
$1.06M
$926.4K – $1.24M
NOI $74,114 @ 7.0% cap · market cap 4.63%
Second Best
Healthcare Medical
$931.1K
$814.7K – $1.09M
NOI $65,176 @ 7.0% cap · market cap 4.07%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,465 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Location Intelligence
Trade Area within ½ mile
3,058
Businesses Nearby
Explore this area
Business Placement
Demographics for 92020, CA
60,454
Population
20,311
Households
3
Avg Household Size
37
Median Age
26%
College-Educated
84%
High-School Grad
11.1 sq mi
ZIP Area
5,446
Density / Sq Mi
$72,822
Median Household Income
$39,855
Median Earnings
$1,793
Median Rent
$741,600
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?
Office building - Office property with flexible owner-user occupancy and existing dental tenancy.
Where is this office building located?
The property is located at 275 West Madison Avenue El Cajon, CA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Approximately 5,029 SF office building; Three suites with non‑contiguous owner‑user options in Suites A and C; OP zoning in El Cajon
