Investment offering · Mission Valley, San Diego
3517 Camino Del Rio South · San Diego, CA 92108
A modernized, multi-tenant office investment with stable in-place income, exceptional freeway visibility and long-term upside.
The opportunity
Mission View Plaza combines a 97%-leased tenant base, recent modernization and an exceptionally connected Mission Valley location. The property offers qualified investors reliable performance from day one with meaningful long-term upside.
Investment thesis
Durable tenancy, central access and limited competing supply distinguish Mission View Plaza within the San Diego suburban office market.
Strong in-place cash flow is reinforced by a recent eight-year State of California lease renewal and a balanced rollover schedule. The combination creates durable near-term income while preserving future mark-to-market potential as leases mature.
The property offers direct access to I-8, I-15, I-805 and SR-163, along with public transit and the Mission Valley trolley corridor. More than one million square feet of nearby retail, dining and services strengthens the tenant experience.
Completed interior and exterior improvements emphasize ADA accessibility, energy efficiency and refreshed common areas. These investments improve daily operations, support tenant retention and enhance the property's competitive position.
Mission Valley has few remaining sites capable of supporting new multi-tenant office construction. Limited developable land, high construction costs and the absence of speculative competing supply help protect the property's long-term relevance.
More than 200,000 vehicles per day travel Interstate 8, while nearly 11,000 vehicles pass along Camino Del Rio South. This prominent exposure provides tenants with a recognizable central location and convenient regional access.
The offering is anticipated to trade below replacement cost and is supported by in-place income, covered parking and a diversified mix of government and private tenants. The basis provides room for long-term value creation.
Building systems
The property combines robust building services with covered parking, upgraded systems and flexible office-use zoning.
Fully sprinklered with an onsite fire hydrant.
3,000 amps within the main power panel; 3-phase, 208/120 volt service with 26 meters and submeters.
Three hydraulic passenger elevators provide access to the building and all four floors.
Water-source heat pumps supplied by an exterior cooling tower with completed modernizations and upgrades.
Video surveillance above garage entrances plus controlled access.
204 covered and gated spaces with access control.
AT&T and Cox service.
San Diego Gas & Electric; City of San Diego water.
MV-CO Commercial Office permits office, medical office and educational uses.
ADA-compliant improvements completed in 2017.
Property gallery
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San Diego County
San Diego combines a highly desirable quality of life with a diversified economy, limited real-estate supply and strong long-term demand drivers.
Economic foundation
Tourism, defense, technology, healthcare, manufacturing and education create a broad employment base that supports regional real-estate demand.
San Diego's largest employment sector supports more than 300,000 jobs and approximately $17 billion in annual visitor spending.
More than 100,000 active-duty personnel, over $26 billion in spending and an estimated 337,000 supported jobs.
More than 150,000 jobs, with major employers including Qualcomm, Intuit and Sony.
More than 100,000 jobs anchored by Sharp HealthCare, Scripps Health and Kaiser Permanente.
More than 110,000 jobs supported by companies including Northrop Grumman, General Dynamics NASSCO and Sony.
More than 50,000 jobs across UC San Diego, San Diego State University, University of San Diego and other institutions.
Historic appreciationSan Diego real estate has demonstrated long-term appreciation despite periodic short-term fluctuations.
Limited supplyLow vacancy, costly development and a high barrier to homeownership reinforce demand.
Economic strengthDefense, biotech, healthcare, tourism, universities and research institutions create a resilient base.
Quality of lifeBeaches, recreation, schools and culture sustain the region's enduring appeal.
Proposition 13California limits annual assessment increases and caps the base property-tax rate, subject to voter-approved additions.
Tax considerationsReal-estate ownership may provide depreciation and interest deductions; investors should consult their tax advisors.
Mission Valley
A central, transit-connected office submarket benefiting from extensive mixed-use redevelopment, institutional investment and limited new office construction.
Mission Valley encompasses approximately 3,188 acres northeast of Downtown San Diego. Its freeway access, trolley service and concentration of hotels, retail, culture and entertainment have made it one of central San Diego County's largest office submarkets.
The area south of I-8 is characterized primarily by low- and mid-rise office properties; the area north of I-8 contains newer mid- and high-rise buildings along with significant retail and lifestyle amenities.
Thousands of residential units are under construction or planned throughout Mission Valley. SDSU Mission Valley is expected to add approximately 1.6 million square feet of research, office, technology and laboratory space.
Across San Diego, office users are upgrading into modern, flexible and wellness-oriented environments that support productivity, collaboration and employee well-being.
Mission Valley amenities
The property connects quickly to the Mission Valley trolley corridor and the area's major retail, restaurant and mixed-use destinations.
Snapdragon Stadium, planned housing, research and innovation space, retail, hospitality and more than 80 acres of open space.
Approximately 560,000 square feet of retail and dining, including Costco, IKEA, restaurants and daily services.
More than 100 stores and dining destinations alongside Target, AMC Theatres and specialty retail.
Major department stores, destination restaurants, entertainment and a deep selection of national retailers.
Dining, neighborhood services, a cinema and direct trolley access within the broader Mission Valley corridor.
Large-scale mixed-use neighborhoods offering residential, retail, lodging, parks and daily services.
Stacking plans
Review the first and second floors or the third and fourth floors. Select either plan to enlarge it.
Connected location
Minutes from major freeways, trolley service, retail, dining, universities and San Diego's leading employment centers.
Confidentiality & agency agreement
Commercial Asset Advisors has been retained as the Seller's exclusive advisor for Mission View Plaza. This offering information is intended for a limited number of qualified parties, is not all-inclusive and should not be relied upon as a complete statement of the property or related documents.
Information and projections were obtained from sources believed reliable, but neither the Seller nor Commercial Asset Advisors makes a representation or warranty regarding completeness, accuracy or future performance. Each prospective purchaser is responsible for independent investigation, analysis and verification.
The Seller and Commercial Asset Advisors reserve the right to reject any expression of interest or offer and to terminate discussions at any time. No legal commitment exists unless a definitive purchase agreement has been fully executed, delivered and approved and all applicable conditions have been satisfied or waived.
Except for information that is public record or otherwise publicly available, the offering contents are confidential. Recipients agree not to reproduce or disclose the materials except to retained advisors who are bound to maintain confidentiality, and not to use the information in a manner detrimental to the Seller, the tenants or Commercial Asset Advisors.
The confidentiality obligation continues while the Seller owns the property. The Seller and the property's tenants are intended third-party beneficiaries of the agreement.
Financials
Contact either exclusive advisor to request the confidentiality agreement and gain access to the detailed financial package.
