Elevator-Served Free-Standing
For Sale
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9565 Waples St, San Diego, CA 92121
Elevator-served free-standing office building with expansive windows and abundant on-site parking.
Property Size13,454 SF
Price / SF$457.11
Days on Market325
Property Features for 9565 Waples St
General Information
Standard status
Active
Size
13,454 SF
Property subtype
OFFICE
Site & Location
Neighborhood
Sorrento Valley
Highway Access
Yes
Additional Details
Business Included
No
Amenities
elevator
Listing Agency:
Urban Property Group (UPG)
(858) 874-1989
Listed By:
Amy McNamara · License #01083491
(760) 889-2127
Source:
Moodyscre
Added: Dec 11, 2025
Changed: Oct 25
Last Checked: Oct 30 at 6:14PM
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 Urban Property Group (UPG)
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Review the available facts, identify missing information and prepare questions for the agent.
Investment Insights
Based on property information with market context.
This free-standing office building offers flexibility for an owner-user or an investment setup, with the ability to occupy all or a portion of the building. The property features an expansive window line, elevator service, and visibility supported by signage.
Located in Sorrento Mesa in San Diego at 9565 Waples St, the building is positioned to support convenient commuting with proximity to a freeway and nearby transit options. Parking is a strong component, with abundance of on-site parking plus adjacent street parking. The property is also described as having zoning that allows for a mix of uses, with synergy noted from adjacent tenants in the technology, life science, and pharmaceutical hub.
Located in Sorrento Mesa in San Diego at 9565 Waples St, the building is positioned to support convenient commuting with proximity to a freeway and nearby transit options. Parking is a strong component, with abundance of on-site parking plus adjacent street parking. The property is also described as having zoning that allows for a mix of uses, with synergy noted from adjacent tenants in the technology, life science, and pharmaceutical hub.
Key Highlights
- elevator‑served, free‑standing office building in Sorrento Mesa with an expansive window line
- flexible layout for owner‑user or investment, with the ability to occupy all or a portion of the building
- abundance of on‑site parking plus adjacent street parking
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$259,729
Cap Rate
4.22%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$5,194,580
$5.2M
Cap Rate 7%
$3,710,414
$3.7M
Cap Rate 9%
$2,885,878
$2.9M
Market Conditions
NOI Build-Up for 13,454 SF
Gross rent
$403.6K $30.00/SF
− Vacancy
−$57.3K −$4.26/SF
EGI
$346.3K $25.74/SF
− OpEx
−$86.6K −$6.44/SF
NOI
$259.7K $19.31/SF
Area
San Diego, CA
Vacancy
14.20%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$5,194,580
Cap Rate 7%
$3,710,414
Cap Rate 9%
$2,885,878
Alternative Uses
Best Use
Office B
$3.71M
$3.25M – $4.33M
NOI $259,729 @ 7.0% cap · market cap 4.22%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.31M
$4.65M – $6.20M
NOI $371,976 @ 7.0% cap · market cap 6.05%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
Who owns this building?
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,742
Businesses Nearby
Explore this area
Business Placement
Demographics for 92121, CA
4,658
Population
1,774
Households
2.6
Avg Household Size
32
Median Age
75%
College-Educated
99%
High-School Grad
12.5 sq mi
ZIP Area
373
Density / Sq Mi
$135,795
Median Household Income
$70,431
Median Earnings
$2,537
Median Rent
$1,091,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in San Diego, CA
Frequently Asked Questions
What type of property is this?
Office building - Elevator-served free-standing office building with expansive windows and abundant on-site parking.
Where is this office building located?
The property is located at 9565 Waples St San Diego, CA.
What is the asking price?
The asking price for this property is $6,150,000.
What are key features of this property?
This property features: elevator‑served, free‑standing office building in Sorrento Mesa with an expansive window line; flexible layout for owner‑user or investment, with the ability to occupy all or a portion of the building; abundance of on‑site parking plus adjacent street parking
