Triplex with Two Detached
For Sale
$949,000
Pending
2610 Helix St., Spring Valley, CA 91977
Remodeled triplex with a main 2-bedroom, 1-bath home plus two detached ADUs for flexible living or rental use.
Property Size1,770 SF
Lot Size1.30 Acres
Days on Market50
Property Features for 2610 Helix St.
General Information
Standard status
Pending
Size
1,770 SF
Lot size
1.30 Acres
Property subtype
Investment
Additional Details
Asking Price
$949,000
Building Details
Building Size
1,770 SF
Year Built
1952
Buildings
3
Units
3
Tenancy
Multi
Listed By:
Adriana Rivera
(619) 788-1204
Source:
Elliman
Added: Jul 29
Changed: Sep 11
Last Checked: Sep 15 at 6:59AM
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 Adriana Rivera
Investment Insights
Based on property information with market context.
This remodeled triplex property includes a 2-bedroom, 1-bath main home and two detached ADUs, all located on an expansive 1.3-acre lot. The entire property has been completely updated with modern finishes, including new quartz countertops, stainless steel appliances, luxury laminate flooring, and dual-pane windows in all three units.
The home is set to take advantage of the panoramic setting, with views of San Diego Bay and the Downtown skyline. Built in 1952, the property is described as turnkey and offers a configuration that can support owner-occupancy with rental income from the detached ADUs or renting all three units.
Bike and walk scores indicate a somewhat car-reliant area, with bikeScore of 45 and walkScore of 42, along with a transitScore of 25.
The home is set to take advantage of the panoramic setting, with views of San Diego Bay and the Downtown skyline. Built in 1952, the property is described as turnkey and offers a configuration that can support owner-occupancy with rental income from the detached ADUs or renting all three units.
Bike and walk scores indicate a somewhat car-reliant area, with bikeScore of 45 and walkScore of 42, along with a transitScore of 25.
Key Highlights
- 1.3‑acre property with a main home plus two detached ADUs
- Main home includes 2 bedrooms and 1 bathroom
- Dual‑pane windows in all three units
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
$31,713
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
3.34%
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%
$634,260
$634.3K
Cap Rate 7%
$453,043
$453.0K
Cap Rate 9%
$352,367
$352.4K
Market Conditions
NOI Build-Up for 1,770 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
$47.8K $27.00/SF
− Vacancy
−$2.5K −$1.40/SF
EGI
$45.3K $25.60/SF
− OpEx
−$13.6K −$7.68/SF
NOI
$31.7K $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%
$634,260
Cap Rate 7%
$453,043
Cap Rate 9%
$352,367
Alternative Uses
Best Use
Multifamily LT 5
$453.0K
$396.4K – $528.6K
NOI $31,713 @ 7.0% cap · market cap 3.34%
Second Best
Apartment 5plus
$420.1K
$367.6K – $490.2K
NOI $29,409 @ 7.0% cap · market cap 3.10%
Theoretical Best
Office A
$811.0K
$709.6K – $946.1K
NOI $56,767 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
187
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Remodeled triplex with a main 2-bedroom, 1-bath home plus two detached ADUs for flexible living or rental use.
Where is this triplex located?
The property is located at 2610 Helix St. Spring Valley, CA.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 1.3‑acre property with a main home plus two detached ADUs; Main home includes 2 bedrooms and 1 bathroom; Dual‑pane windows in all three units
