Triplex with Separate Living
For Sale
$1,439,900
1240 San Cristobal Dr, Riverside, CA 92506
Cul-de-sac setting offers a hillside lot, covered patio, spa, and multiple private living areas.
Property Size4,485 SF
Lot Size1.00 Acre
Days on Market77
Property Features for 1240 San Cristobal Dr
General Information
Standard status
Active
Size
4,485 SF
Lot size
1.00 Acre
Property subtype
Investment
Additional Details
Road Access
Yes
Multifamily Units
3
Amenities
covered patio
built-in spa
Building Details
Building Size
4,485 SF
Year Built
2000
Stories
2
Units
3
Listing Agency:
Crest Realty
(951) 323-5971
Listed By:
ANE WASDEN · License #00966876
(951) 323-5971
Source:
Elliman
Added: Jun 16
Changed: Aug 30
Last Checked: Jun 19 at 4:29AM
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 Crest Realty
Investment Insights
Based on property information with market context.
This triplex property combines a principal residence with two additional living spaces. The main home contains approximately 3,000 square feet, two bedrooms, a dedicated office, loft, multiple living areas, and three bathrooms. Fresh interior paint and new carpet update the residence. A brand new ADU of approximately 900 square feet has its own separate address, while a private apartment of approximately 600 square feet is positioned above the four-car garage.
Set on approximately one acre within a private cul-de-sac, the property includes a natural hillside setting, usable outdoor areas, a large covered patio, built-in spa, and ample parking. Canyon Crest Country Club, UCR, and local amenities are nearby. The property also includes multiple living configurations suited to extended household use or separate occupancy.
Set on approximately one acre within a private cul-de-sac, the property includes a natural hillside setting, usable outdoor areas, a large covered patio, built-in spa, and ample parking. Canyon Crest Country Club, UCR, and local amenities are nearby. The property also includes multiple living configurations suited to extended household use or separate occupancy.
Key Highlights
- Approximately 1 acre in a private cul‑de‑sac setting
- Main residence spans approximately 3,000 square feet with 2 bedrooms, office, loft, multiple living areas, and 3 bathrooms
- Brand new approximately 900‑square‑foot ADU with a separate address
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
$77,691
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
5.40%
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%
$1,553,820
$1.6M
Cap Rate 7%
$1,109,871
$1.1M
Cap Rate 9%
$863,233
$863.2K
Market Conditions
NOI Build-Up for 4,485 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
$113.0K $25.20/SF
− Vacancy
−$2.0K −$0.45/SF
EGI
$111.0K $24.75/SF
− OpEx
−$33.3K −$7.42/SF
NOI
$77.7K $17.32/SF
Area
ZIP 92506
Vacancy
1.80%
Lease Rate
$25.20 /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%
$1,553,820
Cap Rate 7%
$1,109,871
Cap Rate 9%
$863,233
Alternative Uses
Best Use
Multifamily LT 5
$1.11M
$971.1K – $1.29M
NOI $77,691 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$995.6K
$871.2K – $1.16M
NOI $69,693 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$1.54M
$1.35M – $1.80M
NOI $107,709 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Explore this area
Business Placement
Demographics for 92506, CA
45,185
Population
15,407
Households
2.9
Avg Household Size
41
Median Age
42%
College-Educated
93%
High-School Grad
16.2 sq mi
ZIP Area
2,789
Density / Sq Mi
$120,877
Median Household Income
$51,224
Median Earnings
$1,814
Median Rent
$634,900
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?
Triplex - Cul-de-sac setting offers a hillside lot, covered patio, spa, and multiple private living areas.
Where is this triplex located?
The property is located at 1240 San Cristobal Dr Riverside, CA.
What is the asking price?
The asking price for this property is $1,439,900.
What are key features of this property?
This property features: Approximately 1 acre in a private cul‑de‑sac setting; Main residence spans approximately 3,000 square feet with 2 bedrooms, office, loft, multiple living areas, and 3 bathrooms; Brand new approximately 900‑square‑foot ADU with a separate address
