Renovated Quadplex with
For Sale
Contact for pricing
Pending
101 Avenida Las Brisas, Oceanside, CA 92057
Four residences offer varied layouts, private outdoor areas, laundry amenities, and dedicated parking.
Property Size4,097 SF
Lot Size0.35 Acres
Days on Market185
Property Features for 101 Avenida Las Brisas
General Information
Standard status
Pending
Size
4,097 SF
Total Parking Spaces
8
Lot size
0.35 Acres
Property subtype
Multifamily
Units
Unit Mix
1 x 3BD/2BA, 3 x 2BD/2BA
Multifamily Units
4
Amenities
on-site laundry
balconies
backyard
private patio
Building Details
Year Built
1979
Buildings
1
Stories
2
Units
4
Listing Agency:
ACRE Investment Real Estate Services Central San Diego
Listed By:
Bill Anderson · License #CA 01877615
Source:
Crexi
Added: Feb 27
Changed: Aug 30
Last Checked: Aug 31 at 4:11PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of ACRE Investment Real Estate Services Central San Diego
Investment Insights
Based on property information with market context.
This four-unit multifamily property includes one townhome-style 3BD/2BA residence and three 2BD/2BA apartments within an approximately 4,097 SF building. The townhome includes an attached two-car garage, in-unit laundry, and a private patio. Apartment amenities include a shared laundry room with owned machines, along with balconies for Apartments C and D and a balcony plus large backyard for Apartment B.
Built in 1979 on a 15,430 SF lot at 101 Avenida Las Brisas in Oceanside’s San Luis Rey area, the property provides four covered carports, two designated uncovered spaces, and the townhome garage. Exterior work includes new paint, updated lighting, refreshed trim, and newly painted fencing. Multiple residences were renovated between 2023 and 2026 with kitchen, flooring, bathroom, and open-layout updates. Current vacancies are associated with ongoing rehabilitation work.
Built in 1979 on a 15,430 SF lot at 101 Avenida Las Brisas in Oceanside’s San Luis Rey area, the property provides four covered carports, two designated uncovered spaces, and the townhome garage. Exterior work includes new paint, updated lighting, refreshed trim, and newly painted fencing. Multiple residences were renovated between 2023 and 2026 with kitchen, flooring, bathroom, and open-layout updates. Current vacancies are associated with ongoing rehabilitation work.
Key Highlights
- Four‑unit property on a 15,430 SF lot with an approximately 4,097 SF building
- Unit mix includes one 3BD/2BA townhome and three 2BD/2BA apartments
- Townhome features an attached two‑car garage, in‑unit laundry, and private patio
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
$70,791
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
3.83%
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%
$1,415,820
$1.4M
Cap Rate 7%
$1,011,300
$1.0M
Cap Rate 9%
$786,567
$786.6K
Market Conditions
NOI Build-Up for 4,097 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
$108.2K $26.40/SF
− Vacancy
−$7.0K −$1.72/SF
EGI
$101.1K $24.68/SF
− OpEx
−$30.3K −$7.41/SF
NOI
$70.8K $17.28/SF
Area
Oceanside, CA
Vacancy
6.50%
Lease Rate
$26.40 /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%
$1,415,820
Cap Rate 7%
$1,011,300
Cap Rate 9%
$786,567
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$884.9K – $1.18M
NOI $70,791 @ 7.0% cap · market cap 3.83%
Second Best
Apartment 5plus
$906.4K
$793.1K – $1.06M
NOI $63,450 @ 7.0% cap · market cap 3.43%
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $95,921 @ 7.0% cap · market cap 5.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
355
Businesses Nearby
Explore this area
Business Placement
Demographics for 92057, CA
57,844
Population
19,660
Households
2.9
Avg Household Size
39
Median Age
32%
College-Educated
85%
High-School Grad
15.0 sq mi
ZIP Area
3,856
Density / Sq Mi
$106,421
Median Household Income
$45,266
Median Earnings
$2,457
Median Rent
$691,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four residences offer varied layouts, private outdoor areas, laundry amenities, and dedicated parking.
Where is this quadplex located?
The property is located at 101 Avenida Las Brisas Oceanside, CA.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Four‑unit property on a 15,430 SF lot with an approximately 4,097 SF building; Unit mix includes one 3BD/2BA townhome and three 2BD/2BA apartments; Townhome features an attached two‑car garage, in‑unit laundry, and private patio
