4565 Ruffner Street is a rare dual-purpose opportunity that works equally well for the pure investor seeking stable in-place income and for the owner-user looking to put their business in a premium Kearny Mesa location while collecting rent from surrounding tenants. The two-story, multi-tenant office building sits adjacent to Convoy Street with immediate access to Interstate 805, delivering strong fundamentals from both an income and a real estate perspective. The 15,974 SF building is 100% occupied by 27 tenants, generating $237,116 in annual NOI offered at a 5.00% CAP rate. In-place rents average $23.62 gross per SF, representing meaningful upside compared to recent submarket lease comps averaging $29.55 per SF. The building has not dropped below 90% occupancy in over 10 years, and all tenants are on short-term leases, giving a new owner maximum control over the asset from day one.