Shopping
New
For Sale
$3,550,000
29115 Valley Center Road, Valley Center, CA 92082
Commercial center with C-36 General Commercial zoning in Valley Center.
Property Size11,460 SF
Days on Market6
Property Features for 29115 Valley Center Road
General Information
Standard status
Active
Size
11,460 SF
Total Parking Spaces
73
Zoning
C-36 General Commercial
Net Operating Income
$145,969
Building Details
Building Size
11,460 SF
Year Built
1959
Buildings
1
Stories
1
Listing Agency:
JP Equity Real Estate Corp.
(619) 309-9559
Listed By:
Judy Preston · License #02205944
(619) 309-9559
Source:
Evrealestate
Added: Aug 3
Changed: Aug 5
Last Checked: Aug 7 at 1:35AM
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 JP Equity Real Estate Corp.
Investment Insights
Based on property information with market context.
This shopping center is located at 29115 Valley Center Road in Valley Center, California. The property carries C-36 General Commercial zoning and was constructed in 1959. San Diego County provides the broader governmental setting for this commercial property.
Key Highlights
- C‑36 General Commercial zoning
- Constructed in 1959
- 29115 Valley Center Road, Valley Center, CA 92082
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
$180,014
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
5.07%
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%
$3,600,280
$3.6M
Cap Rate 7%
$2,571,629
$2.6M
Cap Rate 9%
$2,000,156
$2.0M
Market Conditions
NOI Build-Up for 11,460 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
$275.0K $24.00/SF
− Vacancy
−$17.9K −$1.56/SF
EGI
$257.2K $22.44/SF
− OpEx
−$77.1K −$6.73/SF
NOI
$180.0K $15.71/SF
Area
San Diego County, CA
Vacancy
6.50%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,600,280
Cap Rate 7%
$2,571,629
Cap Rate 9%
$2,000,156
Alternative Uses
Best Use
Retail
$2.57M
$2.25M – $3.00M
NOI $180,014 @ 7.0% cap · market cap 5.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.25M
$4.59M – $6.13M
NOI $367,541 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
243
Businesses Nearby
1k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
The UPS Store
Shops & Services
1,237 visits/mo
0.1 miles
Demographics for 92082, CA
20,860
Population
6,973
Households
3
Avg Household Size
43
Median Age
32%
College-Educated
90%
High-School Grad
125.7 sq mi
ZIP Area
166
Density / Sq Mi
$118,602
Median Household Income
$48,069
Median Earnings
$1,473
Median Rent
$779,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Village Square — 29105 Valley Center Rd, Valley Center, CA 92082
- Old Towne Center — 29115 Valley Center Rd, Valley Center, CA 92082
Frequently Asked Questions
What type of property is this?
Shopping center - Commercial center with C-36 General Commercial zoning in Valley Center.
Where is this shopping center located?
The property is located at 29115 Valley Center Road Valley Center, CA.
What is the asking price?
The asking price for this property is $3,550,000.
What are key features of this property?
This property features: C‑36 General Commercial zoning; Constructed in 1959; 29115 Valley Center Road, Valley Center, CA 92082
