Eight-Unit Apartment Building with Updated
For Sale
$2,350,000
5752-58 Riley St, San Diego, CA 92110
Eight-unit residential income property with studios and 1- and 2-bedroom units plus updated dual-pane vinyl windows.
Property Size4,574 SF
Price / SF$513.77
Days on Market81
Property Features for 5752-58 Riley St
General Information
Standard status
Active
Size
4,574 SF
Total Parking Spaces
5
Property subtype
Multifamily
Additional Details
Highway Access
Yes
Multifamily Units
8
Amenities
Prime Central Location - Minutes to Mission Bay, Old Town, USD, Downtown San Diego and More
Rarely Traded Morena Submaket - Across the Street from University of San Diego
Value-Add Opportunity with 22% Renovation Upside
Various Capital Improvements Including Dual Pane Vinyl Windows and Passed SB721 Inspection
Building Details
Year Built
1958
Units
8
Listing Agency:
Marcus & Millichap; 858-775-9825
Listed By:
Ben Sierpina · License #License(s): CA: 02062416
(858) 373-3215
Source:
Marcusmillichap
Added: Jun 17
Changed: Sep 2
Last Checked: Sep 5 at 3:57AM
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 Marcus & Millichap; 858-775-9825
Investment Insights
Based on property information with market context.
This 8-unit apartment property was originally constructed in 1958 and is presented as a value-add opportunity. The building features a pitched roof and low-maintenance common areas, with updated dual-pane vinyl windows installed throughout. The property totals 4,574 square feet on a 4,976 square-foot lot and offers a unit mix of two studios, four 1-bedroom/1-bath units, and two 2-bedroom/1-bath units, supporting a broad urban tenant base. Reported capital improvements by the current ownership include LVP flooring and completion of a passed SB721 inspection.
On-site amenities include laundry, and the property provides five off-street parking spaces. Select units also offer partial views of Mission Bay/Point Loma. The asset is located in the Morena submarket of San Diego, with positioning described as minutes from Mission Bay and Pacific Beach and convenient access to major freeways, retail amenities, public transportation, and coastal recreation.
For investors, the existing configuration and maintenance history create a practical foundation for strategic unit renovations and operational efficiencies. The offering materials describe a path to increase NOI by 46.9% and bring rents to current market levels, supported by the existing unit mix and the ability to refresh interiors while maintaining an efficient, renter-friendly floor plan mix.
On-site amenities include laundry, and the property provides five off-street parking spaces. Select units also offer partial views of Mission Bay/Point Loma. The asset is located in the Morena submarket of San Diego, with positioning described as minutes from Mission Bay and Pacific Beach and convenient access to major freeways, retail amenities, public transportation, and coastal recreation.
For investors, the existing configuration and maintenance history create a practical foundation for strategic unit renovations and operational efficiencies. The offering materials describe a path to increase NOI by 46.9% and bring rents to current market levels, supported by the existing unit mix and the ability to refresh interiors while maintaining an efficient, renter-friendly floor plan mix.
Key Highlights
- 8‑unit apartment building built in 1958 with a 4,574 SF building on a 4,976 SF lot
- Unit mix includes 2 studios, 4 one‑bedroom/1‑bath, and 2 two‑bedroom/1‑bath units
- Updated dual‑pane vinyl windows installed throughout the building
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
$75,599
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
3.22%
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%
$1,511,980
$1.5M
Cap Rate 7%
$1,079,986
$1.1M
Cap Rate 9%
$839,989
$840.0K
Market Conditions
NOI Build-Up for 4,574 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
$145.5K $31.80/SF
− Vacancy
−$8.0K −$1.75/SF
EGI
$137.5K $30.05/SF
− OpEx
−$61.9K −$13.52/SF
NOI
$75.6K $16.53/SF
Area
San Diego, CA
Vacancy
5.50%
Lease Rate
$31.80 /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%
$1,511,980
Cap Rate 7%
$1,079,986
Cap Rate 9%
$839,989
Alternative Uses
Best Use
Apartment 5plus
$1.08M
$945.0K – $1.26M
NOI $75,599 @ 7.0% cap · market cap 3.22%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.81M
$1.58M – $2.11M
NOI $126,462 @ 7.0% cap · market cap 5.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,223
Businesses Nearby
Explore this area
Business Placement
Demographics for 92110, CA
31,048
Population
13,227
Households
2.3
Avg Household Size
34
Median Age
54%
College-Educated
96%
High-School Grad
5.0 sq mi
ZIP Area
6,210
Density / Sq Mi
$102,508
Median Household Income
$52,150
Median Earnings
$2,298
Median Rent
$885,200
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?
Apartment building - Eight-unit residential income property with studios and 1- and 2-bedroom units plus updated dual-pane vinyl windows.
Where is this apartment building located?
The property is located at 5752-58 Riley St San Diego, CA.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: 8‑unit apartment building built in 1958 with a 4,574 SF building on a 4,976 SF lot; Unit mix includes 2 studios, 4 one‑bedroom/1‑bath, and 2 two‑bedroom/1‑bath units; Updated dual‑pane vinyl windows installed throughout the building
