Two-Story Office/Retail Building For
For Sale
Contact for pricing
Pending
3468 Citrus St, Lemon Grove, CA 91945
Two-story office/retail building with 10 tenants and 100% occupancy.
Property Size7,739 SF
Lot Size0.32 Acres
Days on Market266
Property Features for 3468 Citrus St
General Information
Standard status
Pending
Size
7,739 SF
Lot size
0.32 Acres
Property subtype
Office, Retail, Industrial
Building Details
Year Built
1990
Buildings
1
Stories
2
Units
10
Listing Agency:
DT America Realty
Listed By:
Denny Tran · License #01320686
Source:
Crexi
Added: Dec 2, 2025
Changed: Aug 8
Last Checked: Jul 24 at 10:16AM
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 DT America Realty
Investment Insights
Based on property information with market context.
This two-story office/retail building offers 7,739 square feet of space on a 13,813 square foot lot. The commercial building is fully occupied by 10 tenants. The property features convenient freeway access directly off Broadway, along with 20 parking spaces and a fenced outside area. Water and trash services are paid by the owner, while tenants are responsible for their electrical expenses. Shared restrooms are available on both the first and second floors. The property is located just east of the Broadway and Massachusetts Avenue intersection, right off the 94 freeway. Zoned for general commercial and heavy commercial use, the property accommodates a variety of businesses, including office, retail, light or heavy manufacturing, and salons.
Key Highlights
- 100% occupancy
- High visibility location right off the 94 freeway and Broadway
- Versatile zoning allowing for diverse business types
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
$121,564
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
8.75%
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%
$2,431,280
$2.4M
Cap Rate 7%
$1,736,629
$1.7M
Cap Rate 9%
$1,350,711
$1.4M
Market Conditions
NOI Build-Up for 7,739 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
$185.7K $24.00/SF
− Vacancy
−$12.1K −$1.56/SF
EGI
$173.7K $22.44/SF
− OpEx
−$52.1K −$6.73/SF
NOI
$121.6K $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%
$2,431,280
Cap Rate 7%
$1,736,629
Cap Rate 9%
$1,350,711
Alternative Uses
Best Use
Office B
$2.56M
$2.24M – $2.98M
NOI $179,073 @ 7.0% cap · market cap 12.89%
Second Best
Mixed Use
$2.39M
$2.09M – $2.79M
NOI $167,135 @ 7.0% cap · market cap 12.03%
Theoretical Best
Office A
$3.55M
$3.10M – $4.14M
NOI $248,203 @ 7.0% cap · market cap 17.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,039
Businesses Nearby
Explore this area
Business Placement
Demographics for 91945, CA
27,814
Population
9,715
Households
2.9
Avg Household Size
38
Median Age
20%
College-Educated
89%
High-School Grad
4.0 sq mi
ZIP Area
6,954
Density / Sq Mi
$79,381
Median Household Income
$41,727
Median Earnings
$1,769
Median Rent
$640,500
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?
Mixed-use property - Two-story office/retail building with 10 tenants and 100% occupancy.
Where is this mixed-use property located?
The property is located at 3468 Citrus St Lemon Grove, CA.
What is the asking price?
The asking price for this property is $1,389,000.
What are key features of this property?
This property features: 100% occupancy; High visibility location right off the 94 freeway and Broadway; Versatile zoning allowing for diverse business types
