Seniors Apartment Complex with
For Sale
$7,100,000
Pending
4250 Beyer Boulevard, San Ysidro, CA 92173
Turnkey 33-unit senior housing property with private patio areas, resident laundry, and onsite manager facilities.
Property Size18,400 SF
Days on Market50
Property Features for 4250 Beyer Boulevard
General Information
Standard status
Pending
Size
18,400 SF
Total Parking Spaces
21
Property subtype
Commercial
Additional Details
Business Included
Yes
Multifamily Units
33
Building Details
Year Built
1987
Stories
2
Tenancy
Multi
Listing Agency:
NorthMarq Multifamily
(951) 226-5454
Listed By:
Benn Vogelsang ([email protected])
Source:
Mrmurrieta
Added: Jun 18
Changed: Jul 10
Last Checked: Aug 6 at 6:41AM
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 NorthMarq Multifamily
Investment Insights
Based on property information with market context.
Vista del Rio is a 33-unit seniors apartment complex developed in 1987, with approximately 18,400 square feet of stucco and frame structures. The buildings are two stories with pitched roofs and include individual patio areas for each unit. Onsite amenities and support space include a large laundry room with 3 washers and 3 dryers, multiple storage areas, and an onsite manager’s office and workshop. The property also features newly updated fencing, landscaping, and signage, along with a recently resurfaced parking lot.
The asset is situated on a 30,492 square foot lot and provides 21 parking spaces. The surrounding area is described as being close to markets, trolley/bus service, the San Diego Public Library, and the San Ysidro Health Center.
For investors or operators seeking a seniors multifamily asset, Vista del Rio presents a self-contained community with on-site management and resident convenience through laundry facilities and ample storage. Its two-story, patio-equipped unit configuration is designed for long-term occupancy support while keeping common-area operations straightforward for an owner-managed or third-party management approach.
The asset is situated on a 30,492 square foot lot and provides 21 parking spaces. The surrounding area is described as being close to markets, trolley/bus service, the San Diego Public Library, and the San Ysidro Health Center.
For investors or operators seeking a seniors multifamily asset, Vista del Rio presents a self-contained community with on-site management and resident convenience through laundry facilities and ample storage. Its two-story, patio-equipped unit configuration is designed for long-term occupancy support while keeping common-area operations straightforward for an owner-managed or third-party management approach.
Key Highlights
- 33‑unit seniors apartment complex on a 30,492 SF lot in San Ysidro
- Approximately 18,400 SF of stucco and frame structures built in 1987; two stories with pitched roofs
- On‑site amenities include a large laundry room with 3 washers and 3 dryers
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
$304,116
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
4.28%
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%
$6,082,320
$6.1M
Cap Rate 7%
$4,344,514
$4.3M
Cap Rate 9%
$3,379,067
$3.4M
Market Conditions
NOI Build-Up for 18,400 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
$585.1K $31.80/SF
− Vacancy
−$32.2K −$1.75/SF
EGI
$552.9K $30.05/SF
− OpEx
−$248.8K −$13.52/SF
NOI
$304.1K $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%
$6,082,320
Cap Rate 7%
$4,344,514
Cap Rate 9%
$3,379,067
Alternative Uses
Best Use
Apartment 5plus
$4.34M
$3.80M – $5.07M
NOI $304,116 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.27M
$6.36M – $8.48M
NOI $508,723 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
33
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
732
Businesses Nearby
Explore this area
Business Placement
Demographics for 92173, CA
29,703
Population
8,190
Households
3.6
Avg Household Size
33
Median Age
11%
College-Educated
63%
High-School Grad
2.9 sq mi
ZIP Area
10,242
Density / Sq Mi
$65,865
Median Household Income
$34,734
Median Earnings
$1,588
Median Rent
$521,800
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 - Turnkey 33-unit senior housing property with private patio areas, resident laundry, and onsite manager facilities.
Where is this apartment building located?
The property is located at 4250 Beyer Boulevard San Ysidro, CA.
What is the asking price?
The asking price for this property is $7,100,000.
What are key features of this property?
This property features: 33‑unit seniors apartment complex on a 30,492 SF lot in San Ysidro; Approximately 18,400 SF of stucco and frame structures built in 1987; two stories with pitched roofs; On‑site amenities include a large laundry room with 3 washers and 3 dryers
