Ocean-View 4-Unit
New
For Sale
$2,495,000
1 Paloma AVE, Pacifica, CA 94044
Residential Income (2-4 units), PACIFICA, CA
Property Size5,119 SF
Lot Size0.12 Acres
Price / SF$487.40
Days on Market3
Property Features for 1 Paloma AVE
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3
Bedrooms
10
Rooms
Bedroom 4, Bedroom 10, Bedroom 5, Bedroom 6, Bedroom 9, Bedroom 3, Bedroom 2, Bedroom 8, Bedroom 1, Bedroom 7
Parking features
Garage - Attached
View
Ocean
Subdivision
West Sharp Park
Standard status
Active
Size
5,119 SF
Lot size
0.12 Acres
Utilities
Heating system
Natural Gas, Wall Furnace
Water source
Public
Amenities
private balcony or ground floor outdoor space
ocean views
ocean front walking trails
Building Details
Year built
1964
Number of units
4
Roof type
Tar/Gravel
Listing Agency:
Coastside Associates Real Estate
(650) 355-3800
Listed By:
Terry A. Ford · License #00908217
(650) 438-2504
Added: Sep 27
Last Checked: Sep 29 at 1:06AM
MLS# ML82055027
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 1964 quadplex contains 5,119 square feet across four residences, each with ocean views and either a private balcony or ground-floor outdoor area. Two units have three bedrooms and one and a half bathrooms; the other two have two bedrooms and one bathroom. Each residence also includes an enclosed garage space. The property occupies a 0.1159-acre lot and is zoned R3.
Oceanfront walking trails are nearby, while Palmetto Avenue, with shopping, dining, and entertainment, is one street away. Access to Hwy-1 and I-280 is available, and San Francisco is described as a 20-minute drive.
Oceanfront walking trails are nearby, while Palmetto Avenue, with shopping, dining, and entertainment, is one street away. Access to Hwy-1 and I-280 is available, and San Francisco is described as a 20-minute drive.
Key Highlights
- Four‑unit apartment property with ocean views
- 5,119 square feet on a 0.1159‑acre lot
- Two 3‑bedroom, 1.5‑bath units and two 2‑bedroom, 1‑bath units
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
$148,757
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
5.96%
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%
$2,975,140
$3.0M
Cap Rate 7%
$2,125,100
$2.1M
Cap Rate 9%
$1,652,856
$1.7M
Market Conditions
NOI Build-Up for 5,119 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
$227.3K $44.40/SF
− Vacancy
−$14.8K −$2.89/SF
EGI
$212.5K $41.51/SF
− OpEx
−$63.8K −$12.45/SF
NOI
$148.8K $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%
$2,975,140
Cap Rate 7%
$2,125,100
Cap Rate 9%
$1,652,856
Alternative Uses
Best Use
Multifamily LT 5
$2.13M
$1.86M – $2.48M
NOI $148,757 @ 7.0% cap · market cap 5.96%
Second Best
Apartment 5plus
$1.99M
$1.74M – $2.32M
NOI $139,324 @ 7.0% cap · market cap 5.58%
Theoretical Best
Warehouse
$4.07M
$3.56M – $4.74M
NOI $284,626 @ 7.0% cap · market cap 11.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
539
Businesses Nearby
Explore this area
Business Placement
Demographics for 94044, CA
38,675
Population
14,609
Households
2.6
Avg Household Size
43
Median Age
48%
College-Educated
96%
High-School Grad
15.1 sq mi
ZIP Area
2,561
Density / Sq Mi
$156,658
Median Household Income
$75,296
Median Earnings
$3,075
Median Rent
$1,211,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Private balconies or ground-level outdoor areas accompany enclosed garage space for every residence.
Where is this quadplex located?
The property is located at 1 Paloma AVE Pacifica, CA.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: Four‑unit apartment property with ocean views; 5,119 square feet on a 0.1159‑acre lot; Two 3‑bedroom, 1.5‑bath units and two 2‑bedroom, 1‑bath units
