Duplex With Covered
For Sale
$450,000
1147 Spruce, San Bernardino, CA 92411
Two units offer separate entrances and a private driveway leading to rear covered parking.
Property Size1,416 SF
Days on Market14
Property Features for 1147 Spruce
General Information
Standard status
Active
Size
1,416 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Building Size
1,416 SF
Year Built
1960
Listing Agency:
TEX ACOSTA REALTY
Listed By:
TEX ACOSTA · License #01296864
Source:
Camdenmckayre
Added: Aug 8
Changed: Aug 14
Last Checked: Aug 20 at 11:06AM
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 TEX ACOSTA REALTY
Investment Insights
Based on property information with market context.
Built in 1960, this duplex in San Bernardino includes two separate living units with individual entrances and practical floor plans. Both units receive abundant natural light, while the rear unit has new carpet. A private, non-shared driveway leads to covered parking behind the property, and the exterior is well maintained.
The property is near shopping, schools, and restaurants, with freeway access also nearby. Its address is 1147 Spruce, San Bernardino, CA 92411.
The property is near shopping, schools, and restaurants, with freeway access also nearby. Its address is 1147 Spruce, San Bernardino, CA 92411.
Key Highlights
- Two‑unit duplex built in 1960
- Separate entrances for each unit
- Private, non‑shared driveway
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
$20,232
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
4.50%
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%
$404,640
$404.6K
Cap Rate 7%
$289,029
$289.0K
Cap Rate 9%
$224,800
$224.8K
Market Conditions
NOI Build-Up for 1,416 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
$30.6K $21.60/SF
− Vacancy
−$1.7K −$1.19/SF
EGI
$28.9K $20.41/SF
− OpEx
−$8.7K −$6.12/SF
NOI
$20.2K $14.29/SF
Area
San Bernardino, CA
Vacancy
5.50%
Lease Rate
$21.60 /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%
$404,640
Cap Rate 7%
$289,029
Cap Rate 9%
$224,800
Alternative Uses
Best Use
Multifamily LT 5
$289.0K
$252.9K – $337.2K
NOI $20,232 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$259.5K
$227.0K – $302.7K
NOI $18,162 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$426.5K
$373.2K – $497.5K
NOI $29,852 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
666
Businesses Nearby
Explore this area
Business Placement
Demographics for 92411, CA
27,014
Population
7,065
Households
3.8
Avg Household Size
30
Median Age
7%
College-Educated
65%
High-School Grad
4.7 sq mi
ZIP Area
5,748
Density / Sq Mi
$55,457
Median Household Income
$31,320
Median Earnings
$1,355
Median Rent
$318,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two units offer separate entrances and a private driveway leading to rear covered parking.
Where is this duplex located?
The property is located at 1147 Spruce San Bernardino, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1960; Separate entrances for each unit; Private, non‑shared driveway
