Fenced-Yard Flex
For Sale
$2,200,000
9220 Jamacha Road, Spring Valley, CA 91977
M54 zoning supports industrial use, with office and warehouse areas plus utility connections already in place.
Property Size3,600 SF
Lot Size0.30 Acres
Price / SF$611.11
Days on Market9
Property Features for 9220 Jamacha Road
General Information
Standard status
Active
Size
3,600 SF
Lot size
0.30 Acres
Property subtype
COMMERCIAL
Zoning
M54
Site & Location
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
17 ft
Warehouse Space
3,000 SF
Office Build-Out
600 SF
Three-Phase Power
Yes
Building Details
Buildings
1
Building Size
3,600 SF
Listing Agency:
Wiese & Associates
Listed By:
Jared Wiese · License #02161629
Source:
Velocityrealtysd
Added: Aug 21
Changed: Aug 27
Last Checked: Aug 28 at 4:45PM
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 Wiese & Associates
Investment Insights
Based on property information with market context.
This M54-zoned flex property combines a 3,600-square-foot building with approximately 3,000 square feet of warehouse area and 600 square feet of office space. The building offers 17-foot clear height, three-phase electrical service, and natural gas hookups. Electrical capacity is confirmed at 90 amps @ 480V or 180 amps @ 240V.
The property sits on a 13,108-square-foot lot and includes roughly 10,000 square feet of fenced yard area. Located at 9220 Jamacha Rd in Spring Valley, the site is positioned for industrial operations supported by zoning that permits a variety of industrial uses.
The property sits on a 13,108-square-foot lot and includes roughly 10,000 square feet of fenced yard area. Located at 9220 Jamacha Rd in Spring Valley, the site is positioned for industrial operations supported by zoning that permits a variety of industrial uses.
Key Highlights
- 3,600 SF building with approximately 3,000 SF warehouse and 600 SF office
- Approximately 10,000 SF of fenced yard on a 13,108 SF lot
- 17' clear height
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
$83,300
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
3.79%
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%
$1,666,000
$1.7M
Cap Rate 7%
$1,190,000
$1.2M
Cap Rate 9%
$925,556
$925.6K
Market Conditions
NOI Build-Up for 3,600 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
$129.6K $36.00/SF
− Vacancy
−$18.5K −$5.15/SF
EGI
$111.1K $30.85/SF
− OpEx
−$27.8K −$7.71/SF
NOI
$83.3K $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%
$1,666,000
Cap Rate 7%
$1,190,000
Cap Rate 9%
$925,556
Alternative Uses
Best Use
Office B
$1.19M
$1.04M – $1.39M
NOI $83,300 @ 7.0% cap · market cap 3.79%
Second Best
Flex RnD
$1.06M
$927.6K – $1.24M
NOI $74,205 @ 7.0% cap · market cap 3.37%
Theoretical Best
Office A
$1.65M
$1.44M – $1.92M
NOI $115,458 @ 7.0% cap · market cap 5.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17 ft
Clear height
Yes
Fenced yard
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
716
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91977, CA
60,795
Population
20,026
Households
3
Avg Household Size
36
Median Age
26%
College-Educated
88%
High-School Grad
9.9 sq mi
ZIP Area
6,141
Density / Sq Mi
$92,407
Median Household Income
$46,706
Median Earnings
$1,897
Median Rent
$623,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Surf Side Cuisine — 9545 Chestnut St, Spring Valley, CA 91977
Frequently Asked Questions
What type of property is this?
Flex space - M54 zoning supports industrial use, with office and warehouse areas plus utility connections already in place.
Where is this flex space located?
The property is located at 9220 Jamacha Road Spring Valley, CA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 3,600 SF building with approximately 3,000 SF warehouse and 600 SF office; Approximately 10,000 SF of fenced yard on a 13,108 SF lot; 17' clear height
