Updated Golf Course
For Sale
$699,000
38521 Glen Abbey, Murrieta, CA 92562
Murrieta, CA
Property Size1,685 SF
Lot Size0.09 Acres
Price / SF$414.84
Days on Market292
Property Features for 38521 Glen Abbey
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Laundry Room, Bathroom 3, Family Room, Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 2
Parking
2
Fireplace
1
Lot features
Sprinklers In Front, On Golf Course, Landscaped, Sprinkler System, Lawn
View
Golf Course, Hills, Park
Elementary school district
Murrieta
Middle school district
Murrieta
High school district
Murrieta
Directions
Bear Creek Drive Left on Glen Abbey
Subdivision
SRCAR - Southwest Riverside County
Standard status
Active
APN
904341012
Size
1,685 SF
Lot size
0.09 Acres
Taxes and HOA fees
HOA Fee
$325 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1986
Floors in Building
1
Number of units
1
Listing Agency:
Allison James Estates & Homes
(888) 446-5552
Listed By:
Jennifer Conklin · License #01711183
(951) 675-1331
Added: Nov 22, 2025
Changed: Sep 10
Last Checked: Sep 10 at 10:06AM
MLS# SW25264341
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This updated duplex residence at 38521 Glen Abbey includes 1,685 square feet with 2 bedrooms and 2.5 bathrooms. The end-unit layout features an open-concept living area, a modernized kitchen with storage, a dedicated laundry room, and two en-suite bedrooms. The primary suite includes dual vanities, a soaking tub, walk-in shower, skylight, and private patio access. Updated luxury vinyl plank flooring, windows, and doors add to the interior improvements.
The home sits along the 15th fairway in Bear Creek, with golf course and hillside views. A newly built covered patio extends the living area outdoors, while mature landscaping contributes to the property's privacy. Additional features include a detached two-car garage with built-in storage, central heating, central air, public water, and public sewer. The gated golf course community offers access to community amenities, with optional golf and social memberships available.
The home sits along the 15th fairway in Bear Creek, with golf course and hillside views. A newly built covered patio extends the living area outdoors, while mature landscaping contributes to the property's privacy. Additional features include a detached two-car garage with built-in storage, central heating, central air, public water, and public sewer. The gated golf course community offers access to community amenities, with optional golf and social memberships available.
Key Highlights
- 1,685‑square‑foot duplex residence with 2 bedrooms and 2.5 bathrooms
- End‑unit position along Bear Creek's 15th fairway
- Newly built covered patio with golf course and hillside views
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
$28,356
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
4.06%
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%
$567,120
$567.1K
Cap Rate 7%
$405,086
$405.1K
Cap Rate 9%
$315,067
$315.1K
Market Conditions
NOI Build-Up for 1,685 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
$42.9K $25.44/SF
− Vacancy
−$2.4K −$1.40/SF
EGI
$40.5K $24.04/SF
− OpEx
−$12.2K −$7.21/SF
NOI
$28.4K $16.83/SF
Area
Murrieta, CA
Vacancy
5.50%
Lease Rate
$25.44 /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%
$567,120
Cap Rate 7%
$405,086
Cap Rate 9%
$315,067
Alternative Uses
Best Use
Multifamily LT 5
$405.1K
$354.5K – $472.6K
NOI $28,356 @ 7.0% cap · market cap 4.06%
Second Best
Apartment 5plus
$363.0K
$317.6K – $423.5K
NOI $25,408 @ 7.0% cap · market cap 3.63%
Theoretical Best
Specialty Retail
$532.3K
$465.8K – $621.0K
NOI $37,260 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
83
Businesses Nearby
Explore this area
Business Placement
Demographics for 92562, CA
64,270
Population
22,362
Households
2.9
Avg Household Size
38
Median Age
34%
College-Educated
94%
High-School Grad
110.3 sq mi
ZIP Area
583
Density / Sq Mi
$113,204
Median Household Income
$55,495
Median Earnings
$2,262
Median Rent
$629,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - End-unit residence with two en-suite bedrooms, a covered patio, and a detached garage in a gated community.
Where is this duplex located?
The property is located at 38521 Glen Abbey Murrieta, CA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 1,685‑square‑foot duplex residence with 2 bedrooms and 2.5 bathrooms; End‑unit position along Bear Creek's 15th fairway; Newly built covered patio with golf course and hillside views
