Medical Office Suite with
For Sale
$140,000
Torre de San Pablo Calle Santa Cruz 86 Oficina 204, San Juan, PR 00961
Commercial Sale, Bayamon, PRI
Property Size726 SF
Lot Size0.15 Acres
Price / SF$192.84
Days on Market11
Property Features for Torre de San Pablo Calle Santa Cruz 86 Oficina 204
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Standard status
Active
APN
08501784005154
Size
726 SF
Lot size
0.15 Acres
Taxes and HOA fees
HOA Fee
$770 Monthly
Amenities
fiber optic internet
electric generator
common area cleaning
pest control
handyman service
biomedical waste pickup
security
Building Details
Year built
1976
Listing Agency:
KW Puerto Rico
(787) 706-8400
Listed By:
Jorge Berrios Marrero
(787) 467-7755
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 26 at 10:06PM
MLS# PRKWC6A200
Copyright © 2026 Amplia MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 726-square-foot medical office occupies the second floor of Torre de San Pablo at Calle Santa Cruz 86, Oficina 204. The suite includes a reception and waiting area with built-in counter, two private consultation rooms, a pantry, full bathroom, and storage area. Ceramic tile flooring, wood trim, and vertical blinds are installed throughout. One assigned parking space is included, and the building was completed in 1976.
The property is located beside Hospital San Pablo in Bayamon’s medical district, with access to PR-2, PR-167, and Expreso De Diego. Condominium operations include weekday common-area cleaning, pest control, biomedical-waste pickup, fiber-optic service, elevator and pump-system maintenance, security, and administration. A 600kW building generator supports electrical service during grid interruptions. Condominium rules restrict office use to medical purposes.
The property is located beside Hospital San Pablo in Bayamon’s medical district, with access to PR-2, PR-167, and Expreso De Diego. Condominium operations include weekday common-area cleaning, pest control, biomedical-waste pickup, fiber-optic service, elevator and pump-system maintenance, security, and administration. A 600kW building generator supports electrical service during grid interruptions. Condominium rules restrict office use to medical purposes.
Key Highlights
- 726‑square‑foot medical office on the second floor
- Two private consultation rooms plus reception and waiting area
- One assigned parking space included
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
$10,039
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
7.17%
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%
$200,780
$200.8K
Cap Rate 7%
$143,414
$143.4K
Cap Rate 9%
$111,544
$111.5K
Market Conditions
NOI Build-Up for 726 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
$15.2K $21.00/SF
− Vacancy
−$1.9K −$2.56/SF
EGI
$13.4K $18.44/SF
− OpEx
−$3.3K −$4.61/SF
NOI
$10.0K $13.83/SF
Area
San Juan, PR
Vacancy
12.20%
Lease Rate
$21.00 /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%
$200,780
Cap Rate 7%
$143,414
Cap Rate 9%
$111,544
Alternative Uses
Best Use
Office B
$143.4K
$125.5K – $167.3K
NOI $10,039 @ 7.0% cap · market cap 7.17%
Second Best
Healthcare Medical
$142.2K
$124.4K – $165.9K
NOI $9,953 @ 7.0% cap · market cap 7.11%
Theoretical Best
Specialty Retail
$177.7K
$155.5K – $207.4K
NOI $12,441 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Demographics for 00961, PR
28,062
Population
13,214
Households
2.1
Avg Household Size
47
Median Age
40%
College-Educated
88%
High-School Grad
5.3 sq mi
ZIP Area
5,295
Density / Sq Mi
$37,015
Median Household Income
$25,056
Median Earnings
$736
Median Rent
$165,200
Median Home Value
Market
Vacancy Rate% for Office in San Juan, PR
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Configured for clinical operations with private consultation rooms, reception space, an in-suite bathroom, and assigned parking.
Where is this medical office space located?
The property is located at Torre de San Pablo Calle Santa Cruz 86 Oficina 204 San Juan, PR.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: 726‑square‑foot medical office on the second floor; Two private consultation rooms plus reception and waiting area; One assigned parking space included
