Building Details

Year built 1946

Number of units 2

Flooring type Laminate, Linoleum

Roof type Composition

Listing Agency: REMAX Gold Pacifica · RE/MAX International g***@gmail.com Show Phone

Listed By: Team Pete & Christine · License #70010022 Show Phone

Added: Jul 14 Changed: Aug 20 Last Checked: Aug 22 at 2:06PM

Report an Issue

MLS# ML82053206

Copyright © 2026 MLS Listings, 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 Moss Beach duplex on Cypress Ave provides a two-unit layout with a bright 2-bedroom, 1-bath top unit and a spacious 1-bedroom, 1-bath lower unit. The home includes electric heating, a composition roof, and public water service. Interior finishes listed include linoleum and laminate flooring, and appliances include a dishwasher, hood over range, and electric oven range. Parking is provided via covered parking.

Set on a 0.1301-acre lot with a 1,190-square-foot property size, the exterior offers fresh, low-maintenance front yard landscaping. A large backyard is highlighted with sitting and BBQ areas, play space, and room for gardening, along with potential for expansion.

The property is positioned for coastal living and is described as being near local beaches and surfing, scenic hiking, the Fitzgerald Marine Reserve, Moss Beach Distillery, and Princeton Harbor, with access to the Cabrillo Unified School District.

Key Highlights

• Updated duplex with a 2‑bedroom, 1‑bath top unit and a 1‑bedroom, 1‑bath lower unit
• 0.1301‑acre lot with 1,190 square feet of property size
• Electric heating and public water service

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

$34,581

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

2.88%

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%

$691,620 $691.6K

Cap Rate 7%

$494,014 $494.0K

Cap Rate 9%

$384,233 $384.2K

Market Conditions

NOI Build-Up for 1,190 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

$52.8K $44.40/SF

− Vacancy

−$3.4K −$2.89/SF

EGI

$49.4K $41.51/SF

− OpEx

−$14.8K −$12.45/SF

NOI

$34.6K $29.06/SF

Area

San Mateo County, CA

Vacancy

6.50%

Lease Rate

$44.40 /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%

$691,620

Cap Rate 7%

$494,014

Cap Rate 9%

$384,233

Alternative Uses

Best Use

Multifamily LT 5

$494.0K

$432.3K – $576.4K (±1% cap)

NOI $34,581 @ 7.0% cap · market cap 2.88%

Second Best

Apartment 5plus

$462.7K

$404.9K – $539.8K (±1% cap)

NOI $32,388 @ 7.0% cap · market cap 2.70%

Theoretical Best

Warehouse

$945.2K

$827.1K – $1.10M (±1% cap)

NOI $66,166 @ 7.0% cap · market cap 5.52%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Lease Details

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

158

Businesses Nearby

Explore this area Business Placement

Demographics for 94038, CA

3,176

Population

1,007

Households

3.2

Avg Household Size

45

Median Age

51%

College-Educated

82%

High-School Grad

5.9 sq mi

ZIP Area

538

Density / Sq Mi

$128,333

Median Household Income

$45,365

Median Earnings

$1,112,900

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Duplex - Updated Moss Beach duplex offering two separate residences, electric heat, public water, and covered parking for everyday convenience.

Where is this duplex located?

The property is located at Cypress AVE Moss Beach, CA.

What is the asking price?

The asking price for this property is $1,198,888.

What are key features of this property?

This property features: Updated duplex with a 2‑bedroom, 1‑bath top unit and a 1‑bedroom, 1‑bath lower unit; 0.1301‑acre lot with 1,190 square feet of property size; Electric heating and public water service