Single-Tenant Office Building with
For Sale
$1,700,000
8167-69 Center Street, La Mesa, CA 91942
The property combines full occupancy with rooftop billboard space and M Zone industrial zoning near the (8) Freeway.
Property Size5,236 SF
Price / SF$324.68
Days on Market92
Property Features for 8167-69 Center Street
General Information
Standard status
Active
Size
5,236 SF
Class
B
Property subtype
Office
Zoning
Industrial (M Zone)
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
5,236 SF
Tenancy
Single
Listing Agency:
Compass
(310) 245-2060
Listed By:
Brent Ball · License #CalDRE #00929588
(310) 245-2060
Source:
Compass-cre
Added: Jun 1
Changed: Aug 30
Last Checked: Aug 30 at 1:17PM
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 Compass
Investment Insights
Based on property information with market context.
Located at 8167-69 Center Street in La Mesa, this 5,236 SF office building is occupied by one tenant and reported at 100% occupancy. The property includes a rooftop billboard and is situated within an industrially zoned area designated M Zone.
Access to the (8) Freeway is provided directly from the property. The existing lease is scheduled to expire May 31, 2025. The rooftop billboard is identified as an additional income component, with negotiation potential referenced for that arrangement.
Access to the (8) Freeway is provided directly from the property. The existing lease is scheduled to expire May 31, 2025. The rooftop billboard is identified as an additional income component, with negotiation potential referenced for that arrangement.
Key Highlights
- 5,236 SF building occupied by a single tenant
- 100% occupancy reported
- Rooftop billboard included with negotiation potential
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
$121,156
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
7.13%
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%
$2,423,120
$2.4M
Cap Rate 7%
$1,730,800
$1.7M
Cap Rate 9%
$1,346,178
$1.3M
Market Conditions
NOI Build-Up for 5,236 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
$188.5K $36.00/SF
− Vacancy
−$27.0K −$5.15/SF
EGI
$161.5K $30.85/SF
− OpEx
−$40.4K −$7.71/SF
NOI
$121.2K $23.14/SF
Area
San Diego County, CA
Vacancy
14.30%
Lease Rate
$36.00 /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%
$2,423,120
Cap Rate 7%
$1,730,800
Cap Rate 9%
$1,346,178
Alternative Uses
Best Use
Office B
$1.73M
$1.51M – $2.02M
NOI $121,156 @ 7.0% cap · market cap 7.13%
Second Best
Industrial
$855.8K
$748.8K – $998.4K
NOI $59,904 @ 7.0% cap · market cap 3.52%
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $167,927 @ 7.0% cap · market cap 9.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
3,308
Businesses Nearby
Explore this area
Business Placement
Demographics for 91942, CA
40,813
Population
18,488
Households
2.2
Avg Household Size
39
Median Age
38%
College-Educated
94%
High-School Grad
5.8 sq mi
ZIP Area
7,037
Density / Sq Mi
$81,262
Median Household Income
$57,064
Median Earnings
$1,934
Median Rent
$689,300
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?
Office building - The property combines full occupancy with rooftop billboard space and M Zone industrial zoning near the (8) Freeway.
Where is this office building located?
The property is located at 8167-69 Center Street La Mesa, CA.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 5,236 SF building occupied by a single tenant; 100% occupancy reported; Rooftop billboard included with negotiation potential
