Veterinary Practice with Pet
For Sale
Contact for pricing
9820 Willow Creek Rd, San Diego, CA 92131
Turnkey veterinary practice with pet hotel in North San Diego.
Property Size4,000 SF
Price / SF$573.75
Days on Market168
Property Features for 9820 Willow Creek Rd
General Information
Standard status
Active
Size
4,000 SF
Class
A
Property subtype
Business for Sale
Occupancy
100%
Lease Type
NNN
Building Details
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
NAI San Diego
(708) 205-6200
Listed By:
David Howorka · License #CA 02007743
Source:
Crexi
Added: Mar 16
Changed: Aug 25
Last Checked: Aug 29 at 7:54PM
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 NAI San Diego
Investment Insights
Based on property information with market context.
This established full-service veterinary practice is located in North San Diego County. The practice provides services such as dentistry, ear crops, in-house laboratory, preventative medicine, digital imagery, spays and neuters, wellness exams, endoscopy, dermatology, emergency medicine, internal medicine, surgery, ultrasound, vaccines, and micro chipping. The property also includes a pet hotel with separate dog and cat facilities. The owner is retiring and will train the new owner, and may remain as a consultant. This veterinary practice is approximately 4,000 square feet.
Key Highlights
- Turnkey, full‑service veterinary practice in North San Diego County.
- Established, respected, and profitable veterinary practice.
- Includes a pet hotel with separate dog and cat facilities.
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
$70,387
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
3.07%
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%
$1,407,740
$1.4M
Cap Rate 7%
$1,005,529
$1.0M
Cap Rate 9%
$782,078
$782.1K
Market Conditions
NOI Build-Up for 4,000 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
$124.8K $31.20/SF
− Vacancy
−$7.5K −$1.87/SF
EGI
$117.3K $29.33/SF
− OpEx
−$46.9K −$11.73/SF
NOI
$70.4K $17.60/SF
Area
San Diego, CA
Vacancy
6.00%
Lease Rate
$31.20 /SF/Yr
Expense Ratio
40.00%
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%
$1,407,740
Cap Rate 7%
$1,005,529
Cap Rate 9%
$782,078
Alternative Uses
Best Use
Healthcare Medical
$1.01M
$879.8K – $1.17M
NOI $70,387 @ 7.0% cap · market cap 3.07%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.58M
$1.38M – $1.84M
NOI $110,592 @ 7.0% cap · market cap 4.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,635
Businesses Nearby
Explore this area
Business Placement
Demographics for 92131, CA
36,394
Population
13,352
Households
2.7
Avg Household Size
42
Median Age
71%
College-Educated
98%
High-School Grad
38.6 sq mi
ZIP Area
943
Density / Sq Mi
$181,281
Median Household Income
$92,304
Median Earnings
$3,143
Median Rent
$1,107,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Healthcare property - Turnkey veterinary practice with pet hotel in North San Diego.
Where is this healthcare property located?
The property is located at 9820 Willow Creek Rd San Diego, CA.
What is the asking price?
The asking price for this property is $2,295,000.
What are key features of this property?
This property features: Turnkey, full‑service veterinary practice in North San Diego County.; Established, respected, and profitable veterinary practice.; Includes a pet hotel with separate dog and cat facilities.
