Freestanding Office
For Sale
$3,300,000
5050 Federal Boulevard, San Diego, CA 92102
Renovated commercial office property with flexible rooms, accessible facilities, gated parking, and an adjoining apartment.
Property Size9,930 SF
Lot Size0.58 Acres
Price / SF$332.33
Days on Market69
Property Features for 5050 Federal Boulevard
General Information
Standard status
Active
Size
9,930 SF
Lot size
0.58 Acres
Property subtype
Specialty Retail/Office
Zoning
CC-2-3
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Opportunity Zone
Yes
Amenities
Reception area
Security System
ADA compliant
Building Details
Building Size
9,930 SF
Year Built
1977
Year Renovated
2019
Buildings
1
Listing Agency:
eXp Commercial | California
(760) 628-4230
Listed By:
Leatrice "LJ" Johnson · License #CalDRE #02153240
Source:
7s
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 31 at 1:52PM
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 eXp Commercial | California
Investment Insights
Based on property information with market context.
This freestanding office property contains ±9,930 SF on a ±0.58 AC site and was renovated in 2019. The interior includes a reception area, ±12 rooms with one room arranged for movable-wall flexibility, multiple storage closets, two multi-stall restrooms, and one single bathroom. A six-car garage is adjoined by a one-bedroom apartment with a kitchenette and central AC/heat. The building also has central heating and cooling, a security system, public water, electricity and sewage, and ADA-compliant entrances and facilities.
CC-2-3 zoning places the property within a community-serving commercial district with an auto-oriented character and supports retail, showroom, neighborhood service, professional office, medical or clinic, personal care, and other service-commercial concepts. The property is within an Opportunity Zone at 5050 Federal Boulevard in San Diego, with front and rear ingress/egress, rear gated parking, on- and off-site parking, and proximity to I-805 and I-15. The surrounding area includes residential, retail, schools, and community services, with ±34,000 ADT combined near a four-way major intersection.
CC-2-3 zoning places the property within a community-serving commercial district with an auto-oriented character and supports retail, showroom, neighborhood service, professional office, medical or clinic, personal care, and other service-commercial concepts. The property is within an Opportunity Zone at 5050 Federal Boulevard in San Diego, with front and rear ingress/egress, rear gated parking, on- and off-site parking, and proximity to I-805 and I-15. The surrounding area includes residential, retail, schools, and community services, with ±34,000 ADT combined near a four-way major intersection.
Key Highlights
- ±9,930 SF freestanding building on a ±0.58 AC lot
- Renovated in 2019 with reception area, ±12 rooms, storage closets, and multiple restrooms
- CC‑2‑3 zoning and Opportunity Zone designation
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
$239,701
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
7.26%
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%
$4,794,020
$4.8M
Cap Rate 7%
$3,424,300
$3.4M
Cap Rate 9%
$2,663,344
$2.7M
Market Conditions
NOI Build-Up for 9,930 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
$357.5K $36.00/SF
− Vacancy
−$15.0K −$1.52/SF
EGI
$342.4K $34.48/SF
− OpEx
−$102.7K −$10.35/SF
NOI
$239.7K $24.14/SF
Area
San Diego, CA
Vacancy
4.21%
Lease Rate
$36.00 /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%
$4,794,020
Cap Rate 7%
$3,424,300
Cap Rate 9%
$2,663,344
Alternative Uses
Best Use
Retail
$3.42M
$3.00M – $4.00M
NOI $239,701 @ 7.0% cap · market cap 7.26%
Second Best
Office B
$2.74M
$2.40M – $3.19M
NOI $191,699 @ 7.0% cap · market cap 5.81%
Theoretical Best
Specialty Retail
$3.92M
$3.43M – $4.58M
NOI $274,545 @ 7.0% cap · market cap 8.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
492
Businesses Nearby
Explore this area
Business Placement
Demographics for 92102, CA
39,783
Population
15,622
Households
2.5
Avg Household Size
34
Median Age
29%
College-Educated
80%
High-School Grad
4.5 sq mi
ZIP Area
8,841
Density / Sq Mi
$71,319
Median Household Income
$40,142
Median Earnings
$1,855
Median Rent
$646,600
Median Home Value
Market
Vacancy Rate% for Office in San Diego, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Renovated commercial office property with flexible rooms, accessible facilities, gated parking, and an adjoining apartment.
Where is this office units located?
The property is located at 5050 Federal Boulevard San Diego, CA.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: ±9,930 SF freestanding building on a ±0.58 AC lot; Renovated in 2019 with reception area, ±12 rooms, storage closets, and multiple restrooms; CC‑2‑3 zoning and Opportunity Zone designation
