Mixed-Use Property in Grant
For Sale
Contact for pricing
Pending
540 27th St, San Diego, CA 92102
Mixed-use property with development potential in a bustling San Diego location.
Property Size3,000 SF
Days on Market1286
Property Features for 540 27th St
General Information
Standard status
Pending
Size
3,000 SF
Property subtype
Mixed Use
Zoning
CC-3-6 Mixed Use Zoning
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Built
1967
Buildings
1
Stories
2
Units
3
Tenancy
Single
Listing Agency:
Tavisola & Associates - Jeremie Tavisola
(949) 689-4829
Listed By:
Jeremie Tavisola · License #01462137
Source:
Crexi
Added: Feb 23, 2023
Changed: Aug 14
Last Checked: Aug 28 at 8:35PM
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 Tavisola & Associates - Jeremie Tavisola
Investment Insights
Based on property information with market context.
This mixed-use property presents an opportunity for an owner/user, investor, or developer. Currently owner-occupied by a church, the first floor features a sanctuary, while the second floor has been converted into a large open meeting room, office space, and kitchen. The property offers numerous options for a new owner, including continuing its current use or converting the first floor to retail or office space and the second floor into a three-bedroom, one-bath apartment. Investors and developers may find value in the property's CC-3-6 Mixed Use Zoning, which allows for mixed-use development and the potential to increase density and receive incentives through the Complete Communities: Housing Solutions program due to its location within a Transit Priority Area. The property is located in the Grant Hill community within the Market Street corridor, within walking distance of Grant Hill Community Park, public transit, and commercial services. It is adjacent to State Route 94 and less than a mile from Interstate 5, providing convenient access to East Village, Downtown San Diego, Balboa Park, and San Diego International Airport. The property size is 3000 square feet.
Key Highlights
- Favorable CC‑3‑6 Mixed Use Zoning allows for diverse development options.
- Located within a Transit Priority Area, potentially qualifying for incentives.
- Strategic location in the bustling Grant Hill community on the highly traveled Market Street corridor, offering high visibility and accessibility.
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
$57,960
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
3.51%
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%
$1,159,200
$1.2M
Cap Rate 7%
$828,000
$828.0K
Cap Rate 9%
$644,000
$644.0K
Market Conditions
NOI Build-Up for 3,000 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
$100.8K $33.60/SF
− Vacancy
−$8.1K −$2.69/SF
EGI
$92.7K $30.91/SF
− OpEx
−$34.8K −$11.59/SF
NOI
$58.0K $19.32/SF
Area
San Diego, CA
Vacancy
8.00%
Lease Rate
$33.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,159,200
Cap Rate 7%
$828,000
Cap Rate 9%
$644,000
Alternative Uses
Best Use
Mixed Use
$828.0K
$724.5K – $966.0K
NOI $57,960 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.18M
$1.04M – $1.38M
NOI $82,944 @ 7.0% cap · market cap 5.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,706
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with development potential in a bustling San Diego location.
Where is this mixed-use property located?
The property is located at 540 27th St San Diego, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Favorable CC‑3‑6 Mixed Use Zoning allows for diverse development options.; Located within a Transit Priority Area, potentially qualifying for incentives.; Strategic location in the bustling Grant Hill community on the highly traveled Market Street corridor, offering **high visibility and accessibility**.
