Remodeled Craftsman Office
For Sale
$1,895,000
8274 La Mesa Blvd, La Mesa, CA 91942
CO-43 zoning supports professional, financial, medical, and retail service uses.
Property Size3,049 SF
Price / SF$621.52
Days on Market299
Property Features for 8274 La Mesa Blvd
General Information
Standard status
Active
Size
3,049 SF
Property subtype
Office
Zoning
CO-43
Taxes and HOA fees
Annual Taxes
$11,803
Amenities
Central Air, Electric, A/C - Zone, Dual
3
Composition, Tar Gravel, Flat, Shingle
CO-43
Level
Security Lighting. Level.
Building Details
Year Built
1947
Buildings
1
Construction
craftsman
Tenancy
Single
Listing Agency:
Woodson Realty
(619) 668-0070
Listed By:
David Woodson · License #00870711
Source:
Xome
Added: Nov 4, 2025
Changed: Aug 30
Last Checked: Apr 24 at 6:25PM
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 Woodson Realty
Investment Insights
Based on property information with market context.
This office property at 8274 La Mesa Blvd features 3, 049 sq. ft. of workspace and was rebuilt from the slab up in 2004. The Craftsman-style building includes a reception lobby, conference room, multiple private offices, two executive offices, and a kitchen with break-room space. A roll-up door connects the rear alley to the building, while a security system with cameras is installed throughout the property.
The property is situated in La Mesa Village, with restaurants, boutique shopping, a weekly Farmers Market, seasonal holiday events, and classic Village car shows nearby. Parking is provided through community permit parking and paid public parking for clients. Current operations include a Real Estate and CPA/Tax office.
The property is situated in La Mesa Village, with restaurants, boutique shopping, a weekly Farmers Market, seasonal holiday events, and classic Village car shows nearby. Parking is provided through community permit parking and paid public parking for clients. Current operations include a Real Estate and CPA/Tax office.
Key Highlights
- 3, 049 sq. ft. office building at 8274 La Mesa Blvd
- Rebuilt from the slab up in 2004
- CO‑43 zoning allows professional, financial, medical, and retail service uses
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
$70,551
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
3.72%
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%
$1,411,020
$1.4M
Cap Rate 7%
$1,007,871
$1.0M
Cap Rate 9%
$783,900
$783.9K
Market Conditions
NOI Build-Up for 3,049 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
$109.8K $36.00/SF
− Vacancy
−$15.7K −$5.15/SF
EGI
$94.1K $30.85/SF
− OpEx
−$23.5K −$7.71/SF
NOI
$70.6K $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%
$1,411,020
Cap Rate 7%
$1,007,871
Cap Rate 9%
$783,900
Alternative Uses
Best Use
Office B
$1.01M
$881.9K – $1.18M
NOI $70,551 @ 7.0% cap · market cap 3.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.22M – $1.63M
NOI $97,787 @ 7.0% cap · market cap 5.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,407
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - CO-43 zoning supports professional, financial, medical, and retail service uses.
Where is this office building located?
The property is located at 8274 La Mesa Blvd La Mesa, CA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: 3, 049 sq. ft. office building at 8274 La Mesa Blvd; Rebuilt from the slab up in 2004; CO‑43 zoning allows professional, financial, medical, and retail service uses
