Corner Ground-Floor Retail/Office
For Sale
Contact for pricing
550 Front St, San Diego, CA 92101
Ground-floor corner suite with frontage on West Market Street and Front Street, offering street-level retail and office space.
Property Size5,000 SF
Price / SF$500
Days on Market176
Property Features for 550 Front St
General Information
Standard status
Active
Size
5,000 SF
Property subtype
RETAIL
Additional Details
Road Access
Yes
Listing Agency:
Urban Property Group (UPG)
(858) 874-1989
Listed By:
Andrew Shemirani
(619) 280-2600
Source:
Moodyscre
Added: Mar 23
Changed: Sep 12
Last Checked: Sep 14 at 11:37AM
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 Urban Property Group (UPG)
Investment Insights
Based on property information with market context.
±5,000 SF corner retail/office space is located on the ground floor with frontage on West Market Street and Front Street. The property is described as being at the base of 178 luxury condos and includes parking for tenants and customers.
Set in Downtown San Diego’s Marina District, the location is within two blocks of the Waterfront and Ralph’s grocery, three blocks from the Convention Center, and one block from a Trolley Station. Additional nearby destinations include Seaport Village and The Headquarters, and the area is within walking distance of the Gaslamp District, East Village, and Little Italy.
Set in Downtown San Diego’s Marina District, the location is within two blocks of the Waterfront and Ralph’s grocery, three blocks from the Convention Center, and one block from a Trolley Station. Additional nearby destinations include Seaport Village and The Headquarters, and the area is within walking distance of the Gaslamp District, East Village, and Little Italy.
Key Highlights
- ±5,000 SF ground‑floor corner retail/office space with frontage on West Market Street and Front Street
- Located at the base of 178 luxury condos
- Parking available
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
$120,695
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
4.83%
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%
$2,413,900
$2.4M
Cap Rate 7%
$1,724,214
$1.7M
Cap Rate 9%
$1,341,056
$1.3M
Market Conditions
NOI Build-Up for 5,000 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
$180.0K $36.00/SF
− Vacancy
−$7.6K −$1.52/SF
EGI
$172.4K $34.48/SF
− OpEx
−$51.7K −$10.35/SF
NOI
$120.7K $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%
$2,413,900
Cap Rate 7%
$1,724,214
Cap Rate 9%
$1,341,056
Alternative Uses
Best Use
Retail
$1.72M
$1.51M – $2.01M
NOI $120,695 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.97M
$1.73M – $2.30M
NOI $138,240 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
10,629
Businesses Nearby
217k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 48%
Hotels & Casinos 27%
Groceries 19%
Office Supplies 4%
Ralphs
Groceries
42,007 visits/mo
0.2 miles
The Cheesecake Factory
Dining
29,031 visits/mo
0.2 miles
Fogo de Chao
Dining
18,216 visits/mo
0.4 miles
San Diego Marriott Gaslamp Quarter
Hotels & Casinos
17,574 visits/mo
0.5 miles
Embassy Suites by Hilton San Diego Bay Downtown
Hotels & Casinos
14,663 visits/mo
0.3 miles
Demographics for 92101, CA
47,505
Population
32,909
Households
1.4
Avg Household Size
39
Median Age
57%
College-Educated
92%
High-School Grad
5.4 sq mi
ZIP Area
8,797
Density / Sq Mi
$90,477
Median Household Income
$72,371
Median Earnings
$2,351
Median Rent
$740,500
Median Home Value
Market
Vacancy Rate% for Retail in San Diego, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Ground-floor corner suite with frontage on West Market Street and Front Street, offering street-level retail and office space.
Where is this retail space located?
The property is located at 550 Front St San Diego, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: ±5,000 SF ground‑floor corner retail/office space with frontage on West Market Street and Front Street; Located at the base of 178 luxury condos; Parking available
