Leased Office Building
For Sale
Contact for pricing
Pending
8911 La Mesa Boulevard, La Mesa, CA 91942
Well-located office building offered as a leased investment or owner/user opportunity between major freeways.
Property Size13,978 SF
Days on Market391
Property Features for 8911 La Mesa Boulevard
General Information
Standard status
Pending
Size
13,978 SF
Property subtype
Office, Retail, Industrial
Zoning
C
Additional Details
Highway Access
Yes
Building Details
Year Built
1989
Units
11
Listing Agency:
Pacific Coast Commercial
Listed By:
Vince Provenzano · License #CA 00780812
Source:
Crexi
Added: Aug 13, 2025
Changed: Aug 8
Last Checked: Jul 24 at 10:57AM
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 Pacific Coast Commercial
Investment Insights
Based on property information with market context.
Pacific Coast Commercial presents the sale of a well-located office building offered as a leased investment or owner/user opportunity. The property is configured for office use and is currently operated as a leased asset.
The building is situated between two major San Diego freeways and is minutes to Sharp Grossmont Hospital, supporting convenient regional access.
This offering is positioned for long-term occupancy and value based on its established leased structure and its practical location between key thoroughfares.
The building is situated between two major San Diego freeways and is minutes to Sharp Grossmont Hospital, supporting convenient regional access.
This offering is positioned for long-term occupancy and value based on its established leased structure and its practical location between key thoroughfares.
Key Highlights
- Office building built in 1989
- Offered as a leased investment or owner/user opportunity
- Located between two major San Diego freeways
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
$323,437
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
8.98%
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%
$6,468,740
$6.5M
Cap Rate 7%
$4,620,529
$4.6M
Cap Rate 9%
$3,593,744
$3.6M
Market Conditions
NOI Build-Up for 13,978 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
$503.2K $36.00/SF
− Vacancy
−$72.0K −$5.15/SF
EGI
$431.2K $30.85/SF
− OpEx
−$107.8K −$7.71/SF
NOI
$323.4K $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%
$6,468,740
Cap Rate 7%
$4,620,529
Cap Rate 9%
$3,593,744
Alternative Uses
Best Use
Office B
$4.62M
$4.04M – $5.39M
NOI $323,437 @ 7.0% cap · market cap 8.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.40M
$5.60M – $7.47M
NOI $448,298 @ 7.0% cap · market cap 12.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,918
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 - Well-located office building offered as a leased investment or owner/user opportunity between major freeways.
Where is this office building located?
The property is located at 8911 La Mesa Boulevard La Mesa, CA.
What is the asking price?
The asking price for this property is $3,600,000.
What are key features of this property?
This property features: Office building built in 1989; Offered as a leased investment or owner/user opportunity; Located between two major San Diego freeways
