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    Property profile & analytics

    4455 Morena Blvd San Diego, CA 92117

    • Office properties & Spaces
    • 31,825 SF
    For Lease
    View listing
    $2 SF/Yr
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Hedenkamp Architecture & Planning / Architect / Architecture
    • San Diego Psychoanalytic Center / Charitable Organization / Social Service Agency
    • Jennifer Siverts Law Offices / Law Firm
    • Lemon Law Center / Law Firm
    • Genies Center of Educational Excellence / Training Center

    Property Details for 4455 Morena Blvd

    Year built
    1983
    Property size
    31,825 SF
    Property type
    Office properties & Spaces

    Description

    This exceptional executive office suite, located at 4455 Morena Boulevard #Suite 115 in San Diego, California, presents a unique opportunity. Situated within a well-maintained two-story building constructed in 1983, this ground floor space offers convenient access and a tranquil work environment. The building boasts a total of 31,825 square feet situated on a 1.97-acre lot, zoned IP-2-1 within San Diego County. The property features multiple tenancies, providing a diverse and vibrant professional atmosphere. Parking is readily available with a ratio of 4 spaces per 1,000 square feet. The suite itself is currently available for lease or sale, representing a rare find in the sought-after Morena submarket. This location offers easy access to major transportation routes and amenities, making it an ideal location for businesses seeking a prestigious and functional workspace in San Diego's vibrant commercial landscape. The zip code is 92117. The property's address is verified as 4455 Morena Boulevard, San Diego, CA. This is a single office space within a larger building.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Diego
    County
    San Diego
    State
    California
    Longitude
    -117.223
    Latitude
    32.8193

    Comparable in this City

    • Value Estimation by Request
      907 SF

      4455 Morena Blvd Ste, Unit 206

      CONDOMINIUM OFFICES • 907 SF
      4455 Morena Blvd Ste, San Diego, CA 92117-4358
      View Details
    • Value Estimation by Request
      777 SF

      4455 Morena Blvd Ste, Unit 114

      CONDOMINIUM OFFICES • 777 SF
      4455 Morena Blvd Ste, San Diego, CA 92117-4358
      View Details
    • Value Estimation by Request
      811 SF

      4455 Morena Blvd Ste, Unit 213

      CONDOMINIUM OFFICES • 811 SF
      4455 Morena Blvd Ste, San Diego, CA 92117-4359
      View Details
    • Value Estimation by Request
      1,099 SF

      4455 Morena Blvd Ste, Unit 214

      CONDOMINIUM OFFICES • 1,099 SF
      4455 Morena Blvd Ste, San Diego, CA 92117-4359
      View Details
    • Value Estimation by Request
      777 SF

      4455 Morena Blvd Ste, Unit 106

      CONDOMINIUM OFFICES • 777 SF
      4455 Morena Blvd Ste, San Diego, CA 92117-4329
      View Details
    • Value Estimation by Request
      864 SF

      4455 Morena Blvd #

      Office properties & Spaces • 864 SF
      4455 Morena Blvd #, San Diego, CA 92117
      View Details

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    San Diego, CA 92117
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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