4-Unit Multifamily
For Sale
$780,000
1225 W Congress St, San Bernardino, CA 92410
A duplex and two detached homes each offer private outdoor space.
Property Size3,120 SF
Price / SF$250
Days on Market8
Property Features for 1225 W Congress St
General Information
Standard status
Active
Size
3,120 SF
Property subtype
Residential Income
Listing Agency:
Keller Williams Los Angeles
(213) 797-7000
Listed By:
Maria Sarmiento · License #01837686
(833) 832-6770
Source:
Exprealty
Added: Sep 28
Changed: Oct 2
Last Checked: Oct 4 at 3:19PM
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 Keller Williams Los Angeles
Investment Insights
Based on property information with market context.
At 1225 W Congress St in San Bernardino, this 3,120-square-foot multifamily property comprises four residences: a duplex oriented toward W Congress St and two separate single-family homes facing Prospect Ave. Each residence has its own front and rear yard.
The corner-lot property includes four detached garages. The middle garage serves 1225 W Congress, the first serves 225 Prospect, and the garage nearest 227 Prospect is assigned to vacant Unit 1223 W Congress. The residence at 227 Prospect has no assigned garage.
The corner-lot property includes four detached garages. The middle garage serves 1225 W Congress, the first serves 225 Prospect, and the garage nearest 227 Prospect is assigned to vacant Unit 1223 W Congress. The residence at 227 Prospect has no assigned garage.
Key Highlights
- Four residences across a duplex and two detached single‑family homes
- 3,120 square feet on a corner lot
- Private front and rear yards for each residence
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
$40,018
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
5.13%
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%
$800,360
$800.4K
Cap Rate 7%
$571,686
$571.7K
Cap Rate 9%
$444,644
$444.6K
Market Conditions
NOI Build-Up for 3,120 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
$76.8K $24.60/SF
− Vacancy
−$4.0K −$1.28/SF
EGI
$72.8K $23.32/SF
− OpEx
−$32.7K −$10.49/SF
NOI
$40.0K $12.83/SF
Area
San Bernardino, CA
Vacancy
5.20%
Lease Rate
$24.60 /SF/Yr
Expense Ratio
45.00%
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%
$800,360
Cap Rate 7%
$571,686
Cap Rate 9%
$444,644
Alternative Uses
Best Use
Apartment 5plus
$571.7K
$500.2K – $667.0K
NOI $40,018 @ 7.0% cap · market cap 5.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$939.6K
$822.2K – $1.10M
NOI $65,775 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
561
Businesses Nearby
Explore this area
Business Placement
Demographics for 92410, CA
51,651
Population
14,325
Households
3.6
Avg Household Size
30
Median Age
6%
College-Educated
66%
High-School Grad
8.2 sq mi
ZIP Area
6,299
Density / Sq Mi
$53,390
Median Household Income
$32,474
Median Earnings
$1,303
Median Rent
$273,700
Median Home Value
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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?
Multifamily property - A duplex and two detached homes each offer private outdoor space.
Where is this multifamily property located?
The property is located at 1225 W Congress St San Bernardino, CA.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Four residences across a duplex and two detached single‑family homes; 3,120 square feet on a corner lot; Private front and rear yards for each residence
