Four-Unit Multifamily
New
For Sale
$2,495,000
1304 Buena Vista Ave, Spring Valley, CA 91977
Two separately parceled properties offer newer residences, accessory dwelling units, in-unit laundry, and owned solar systems.
Property Size5,400 SF
Days on Market3
Property Features for 1304 Buena Vista Ave
General Information
Standard status
Active
Size
5,400 SF
Property subtype
Investment
Units
Unit Mix
2 x 5BR/4BA, 2 x 1BR/1BA
Multifamily Units
4
Amenities
in-unit laundry
solar system
Building Details
Building Size
5,400 SF
Year Built
2024
Stories
2
Units
4
Listed By:
Alex Aguilar
(858) 395-4108
Source:
Elliman
Added: Sep 9
Last Checked: Sep 11 at 10:21AM
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 Alex Aguilar
Investment Insights
Based on property information with market context.
This multifamily offering combines two adjacent residential properties into a four-unit package, with each parcel carrying its own APN. Built in 2024, the properties include two approximately 2,500-square-foot, five-bedroom, four-bath main residences and two approximately 450-square-foot, one-bedroom, one-bath accessory dwelling units. Each ADU has a separate address, and all four residences feature newer construction, modern finishes, and in-unit laundry.
The Buena Vista Avenue addresses are 1236 and 1238 on APN 579-364-23-00, plus 1304 and 1302 on APN 579-364-22-00. Both parcels are offered together, allowing the four residences to remain under one ownership structure while retaining separate parcel configurations. Each property also includes an owned, paid-off solar system with no solar lease or loan to assume.
The Buena Vista Avenue addresses are 1236 and 1238 on APN 579-364-23-00, plus 1304 and 1302 on APN 579-364-22-00. Both parcels are offered together, allowing the four residences to remain under one ownership structure while retaining separate parcel configurations. Each property also includes an owned, paid-off solar system with no solar lease or loan to assume.
Key Highlights
- Four residences across two adjacent parcels, each with its own APN
- Two approximately 2,500 SF main homes with 5 bedrooms and 4 baths each
- Two approximately 450 SF ADUs with 1 bedroom and 1 bath each
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
$96,753
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
3.88%
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%
$1,935,060
$1.9M
Cap Rate 7%
$1,382,186
$1.4M
Cap Rate 9%
$1,075,033
$1.1M
Market Conditions
NOI Build-Up for 5,400 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
$145.8K $27.00/SF
− Vacancy
−$7.6K −$1.40/SF
EGI
$138.2K $25.60/SF
− OpEx
−$41.5K −$7.68/SF
NOI
$96.8K $17.92/SF
Area
San Diego County, CA
Vacancy
5.20%
Lease Rate
$27.00 /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%
$1,935,060
Cap Rate 7%
$1,382,186
Cap Rate 9%
$1,075,033
Alternative Uses
Best Use
Multifamily LT 5
$1.38M
$1.21M – $1.61M
NOI $96,753 @ 7.0% cap · market cap 3.88%
Second Best
Apartment 5plus
$1.28M
$1.12M – $1.50M
NOI $89,724 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$2.47M
$2.16M – $2.89M
NOI $173,187 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
310
Businesses Nearby
Explore this area
Business Placement
Demographics for 91977, CA
60,795
Population
20,026
Households
3
Avg Household Size
36
Median Age
26%
College-Educated
88%
High-School Grad
9.9 sq mi
ZIP Area
6,141
Density / Sq Mi
$92,407
Median Household Income
$46,706
Median Earnings
$1,897
Median Rent
$623,500
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?
Multifamily property - Two separately parceled properties offer newer residences, accessory dwelling units, in-unit laundry, and owned solar systems.
Where is this multifamily property located?
The property is located at 1304 Buena Vista Ave Spring Valley, CA.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: Four residences across two adjacent parcels, each with its own APN; Two approximately 2,500 SF main homes with 5 bedrooms and 4 baths each; Two approximately 450 SF ADUs with 1 bedroom and 1 bath each
