Freestanding Office
For Sale
$1,055,000
6334 University Ave, San Diego, CA 92115
Functional office configuration with reception areas, private rooms, monument signage, rear access, and on-site parking.
Property Size2,273 SF
Price / SF$464.14
Days on Market36
Property Features for 6334 University Ave
General Information
Standard status
Active
Size
2,273 SF
Building Details
Year Built
1949
Listing Agency:
Coldwell Banker West
(619) 737-2126
Listed By:
Minerva Garcia · License #01301915
Source:
Myfabuloushome
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 29 at 11:33AM
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 Coldwell Banker West
Investment Insights
Based on property information with market context.
This freestanding 2273-square-foot office building was constructed in 1949 and is currently operating as a Mortuary. The interior includes reception and waiting areas, a chapel or viewing space, private offices or meeting rooms, and restroom facilities. Rear access, on-site parking, monument signage, and a gated backyard are also part of the property configuration.
The building fronts University Avenue in the Rolando/College Area submarket of San Diego, with access to surrounding residential neighborhoods, retail services, and major thoroughfares. Alley access provides an additional point of entry, while the existing layout supports a range of defined interior and exterior functions for the current operation or future commercial use, subject to buyer verification of zoning and permitted uses.
The building fronts University Avenue in the Rolando/College Area submarket of San Diego, with access to surrounding residential neighborhoods, retail services, and major thoroughfares. Alley access provides an additional point of entry, while the existing layout supports a range of defined interior and exterior functions for the current operation or future commercial use, subject to buyer verification of zoning and permitted uses.
Key Highlights
- 2273‑square‑foot freestanding office building
- Built in 1949
- Reception and waiting areas, chapel/viewing space, private offices or meeting rooms, and restrooms
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
$43,880
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
4.16%
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%
$877,600
$877.6K
Cap Rate 7%
$626,857
$626.9K
Cap Rate 9%
$487,556
$487.6K
Market Conditions
NOI Build-Up for 2,273 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
$68.2K $30.00/SF
− Vacancy
−$9.7K −$4.26/SF
EGI
$58.5K $25.74/SF
− OpEx
−$14.6K −$6.44/SF
NOI
$43.9K $19.31/SF
Area
San Diego, CA
Vacancy
14.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$877,600
Cap Rate 7%
$626,857
Cap Rate 9%
$487,556
Alternative Uses
Best Use
Office B
$626.9K
$548.5K – $731.3K
NOI $43,880 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$897.8K
$785.6K – $1.05M
NOI $62,844 @ 7.0% cap · market cap 5.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
980
Businesses Nearby
Explore this area
Business Placement
Demographics for 92115, CA
64,251
Population
23,448
Households
2.7
Avg Household Size
30
Median Age
39%
College-Educated
87%
High-School Grad
6.2 sq mi
ZIP Area
10,363
Density / Sq Mi
$75,178
Median Household Income
$36,061
Median Earnings
$1,875
Median Rent
$722,500
Median Home Value
Market
Vacancy Rate% for Office in San Diego, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Functional office configuration with reception areas, private rooms, monument signage, rear access, and on-site parking.
Where is this office building located?
The property is located at 6334 University Ave San Diego, CA.
What is the asking price?
The asking price for this property is $1,055,000.
What are key features of this property?
This property features: 2273‑square‑foot freestanding office building; Built in 1949; Reception and waiting areas, chapel/viewing space, private offices or meeting rooms, and restrooms
