Fourplex Investment Opportunity on
For Sale
$635,000
1131 Barstow Rd, Barstow, CA 92311
Four-unit property on Barstow Road, great investment opportunity.
Property Size4,057 SF
Lot Size0.23 Acres
Price / SF$156.52
Days on Market166
Property Features for 1131 Barstow Rd
General Information
Standard status
Active
Size
4,057 SF
Lot size
0.23 Acres
Property subtype
Investment
Building Details
Building Size
4,057 SF
Year Built
1982
Stories
2
Units
4
Listing Agency:
(760) 256-1010
Listed By:
Barbara Krommenhoek
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 22 at 10:06AM
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 Barbara Krommenhoek
Investment Insights
Based on property information with market context.
This two-story fourplex, constructed in 1982, is located on Barstow Road and offers a total of 4057 square feet. The property includes one unit with 3 bedrooms and 2 bathrooms, featuring a fireplace. Additionally, there are two units with 2 bedrooms and 2 bathrooms each, and one unit with 2 bedrooms and 1 bathroom. Each unit is equipped with its own electric and gas meter. Tenants are responsible for their own utilities, with the exception of water, sewer, and trash, which are paid by the owner. A fifth electric and gas meter provides utilities for the common areas, with these utilities also paid by the owner. All units are currently occupied. This property presents an opportunity for an owner to reside in one unit while renting out the others. Operating expense information will be provided at a future date. The property is intended for use as a residential income property.
Key Highlights
- Four‑unit investment property.
- One unit features 3 bedrooms and 2 bathrooms with a fireplace, suitable for owner‑occupancy.
- Located on Barstow Road.
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
$41,372
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
6.52%
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%
$827,440
$827.4K
Cap Rate 7%
$591,029
$591.0K
Cap Rate 9%
$459,689
$459.7K
Market Conditions
NOI Build-Up for 4,057 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
$62.8K $15.48/SF
− Vacancy
−$3.7K −$0.91/SF
EGI
$59.1K $14.57/SF
− OpEx
−$17.7K −$4.37/SF
NOI
$41.4K $10.20/SF
Area
San Bernardino County, CA
Vacancy
5.89%
Lease Rate
$15.48 /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%
$827,440
Cap Rate 7%
$591,029
Cap Rate 9%
$459,689
Alternative Uses
Best Use
Multifamily LT 5
$591.0K
$517.2K – $689.5K
NOI $41,372 @ 7.0% cap · market cap 6.52%
Second Best
Apartment 5plus
$513.1K
$449.0K – $598.6K
NOI $35,916 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$855.8K
$748.8K – $998.4K
NOI $59,904 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
333
Businesses Nearby
Explore this area
Business Placement
Demographics for 92311, CA
34,524
Population
13,707
Households
2.5
Avg Household Size
33
Median Age
11%
College-Educated
84%
High-School Grad
424.4 sq mi
ZIP Area
81
Density / Sq Mi
$59,338
Median Household Income
$38,871
Median Earnings
$1,081
Median Rent
$217,500
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-unit property on Barstow Road, great investment opportunity.
Where is this quadplex located?
The property is located at 1131 Barstow Rd Barstow, CA.
What is the asking price?
The asking price for this property is $635,000.
What are key features of this property?
This property features: Four‑unit investment property.; One unit features **3 bedrooms and 2 bathrooms with a fireplace, suitable for owner‑occupancy.**; Located on Barstow Road.
