Hillcrest Retail/Restaurant/Office Building For
For Sale
Contact for pricing
3681 Fifth Ave, San Diego, CA 92103
Two-story, renovated retail building with outdoor patio in Hillcrest.
Property Size3,214 SF
Lot Size0.11 Acres
Price / SF$807.41
Days on Market1898
Property Features for 3681 Fifth Ave
General Information
Standard status
Active
Size
3,214 SF
Lot size
0.11 Acres
Property subtype
Retail
Zoning
CC-3-9
Occupancy
100%
Lease Type
Absolute Net
Building Details
Year Built
1920
Year Renovated
2015
Stories
2
Tenancy
Single
Listing Agency:
Pacific Coast Commercial
Listed By:
Michael Glickstein · License #CA 01075370
(619) 379-3337
Source:
Crexi
Added: Jun 23, 2021
Changed: Aug 7
Last Checked: Aug 28 at 10:30PM
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.
This two-story, freestanding retail building, constructed in 1920 with a wood frame, offers 3,214 square feet of space, complemented by an additional 887 square feet of outdoor patio dining. Situated on approximately 4,792 square feet of land, the property was fully renovated in 2015 and includes upgraded A/C units. The building is fully sprinklered and ADA compliant. Located in the heart of Hillcrest, with frontage on Fifth Avenue between Pennsylvania Avenue and Anderson Place, the property is within walking distance of urban San Diego's dining and entertainment options. This presents an opportunity to own a retail, restaurant, or office property in the Hillcrest community.
Key Highlights
- Prime location in the heart of Hillcrest, San Diego, offering walkability to dining and entertainment.
- Freestanding two‑story retail building with 3,214 square feet of interior space.
- Includes an additional 887 square feet of outdoor patio dining space.
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
$77,583
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
2.99%
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%
$1,551,660
$1.6M
Cap Rate 7%
$1,108,329
$1.1M
Cap Rate 9%
$862,033
$862.0K
Market Conditions
NOI Build-Up for 3,214 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
$115.7K $36.00/SF
− Vacancy
−$4.9K −$1.52/SF
EGI
$110.8K $34.48/SF
− OpEx
−$33.2K −$10.35/SF
NOI
$77.6K $24.14/SF
Area
San Diego, CA
Vacancy
4.21%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,551,660
Cap Rate 7%
$1,108,329
Cap Rate 9%
$862,033
Alternative Uses
Best Use
Retail
$1.11M
$969.8K – $1.29M
NOI $77,583 @ 7.0% cap · market cap 2.99%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.27M
$1.11M – $1.48M
NOI $88,861 @ 7.0% cap · market cap 3.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,318
Businesses Nearby
319k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 35%
Dining 31%
Shops & Services 25%
Apparel 3%
Whole Foods Market
Groceries
64,059 visits/mo
0.2 miles
Ralphs
Groceries
46,221 visits/mo
0.4 miles
Shell
Shops & Services
13,326 visits/mo
0.4 miles
Better Buzz Coffee Roasters
Dining
12,340 visits/mo
0.3 miles
Jack in the Box
Dining
12,210 visits/mo
0.3 miles
Demographics for 92103, CA
33,311
Population
21,363
Households
1.6
Avg Household Size
42
Median Age
63%
College-Educated
97%
High-School Grad
3.7 sq mi
ZIP Area
9,003
Density / Sq Mi
$96,887
Median Household Income
$69,732
Median Earnings
$2,020
Median Rent
$986,800
Median Home Value
Market
Vacancy Rate% for Retail in San Diego, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two-story, renovated retail building with outdoor patio in Hillcrest.
Where is this retail space located?
The property is located at 3681 Fifth Ave San Diego, CA.
What is the asking price?
The asking price for this property is $2,595,000.
What are key features of this property?
This property features: Prime location in the heart of Hillcrest, San Diego, offering walkability to dining and entertainment.; Freestanding two‑story retail building with 3,214 square feet of interior space.; Includes an additional **887 square feet of outdoor patio dining space**.
