Detached Two-Unit
For Sale
Contact for pricing
1525-27 S 42nd Street, San Diego, CA 92113
Separate two- and one-bedroom units provide a compact residential income configuration near established transit connections.
Property Size1,254 SF
Lot Size0.14 Acres
Price / SF$610.05
Days on Market8
Property Features for 1525-27 S 42nd Street
General Information
Standard status
Active
Size
1,254 SF
Class
C
Lot size
0.14 Acres
Property subtype
Multifamily
Zoning
Estimated
Occupancy
100%
Investment Type
Value Add
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Buildings
2
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Lee & Associates San Diego - Carlsbad
(760) 488-2451
Listed By:
Ivan Del Muro-Garcia · License #CA 02169365
Source:
Crexi
Added: Aug 5
Changed: Aug 10
Last Checked: Aug 10 at 5:35AM
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 Lee & Associates San Diego - Carlsbad
Investment Insights
Based on property information with market context.
This detached duplex contains two separate units: one with 2 bedrooms and 1 bath, and another with 1 bedroom and 1 bath. The property includes 1,254 SF of building area on a 5,927 SF lot, providing a clearly defined two-unit residential configuration.
The property is located in San Diego’s Shelltown neighborhood, less than five miles from Downtown San Diego. Access to I-5, the San Diego Trolley Blue Line, and Route 929 bus service adds convenient transportation connectivity. The address is 1525-27 S 42nd Street, San Diego, CA 92113.
The property is located in San Diego’s Shelltown neighborhood, less than five miles from Downtown San Diego. Access to I-5, the San Diego Trolley Blue Line, and Route 929 bus service adds convenient transportation connectivity. The address is 1525-27 S 42nd Street, San Diego, CA 92113.
Key Highlights
- Detached duplex with two separate residential units
- Unit mix includes 2 bedrooms and 1 bath plus 1 bedroom and 1 bath
- 1,254 SF building area on a 5,927 SF lot
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
$22,463
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
2.94%
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%
$449,260
$449.3K
Cap Rate 7%
$320,900
$320.9K
Cap Rate 9%
$249,589
$249.6K
Market Conditions
NOI Build-Up for 1,254 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
$33.9K $27.00/SF
− Vacancy
−$1.8K −$1.41/SF
EGI
$32.1K $25.59/SF
− OpEx
−$9.6K −$7.68/SF
NOI
$22.5K $17.91/SF
Area
San Diego, CA
Vacancy
5.22%
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%
$449,260
Cap Rate 7%
$320,900
Cap Rate 9%
$249,589
Alternative Uses
Best Use
Multifamily LT 5
$320.9K
$280.8K – $374.4K
NOI $22,463 @ 7.0% cap · market cap 2.94%
Second Best
Apartment 5plus
$296.1K
$259.1K – $345.4K
NOI $20,726 @ 7.0% cap · market cap 2.71%
Theoretical Best
Specialty Retail
$495.3K
$433.4K – $577.9K
NOI $34,671 @ 7.0% cap · market cap 4.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
724
Businesses Nearby
Explore this area
Business Placement
Demographics for 92113, CA
50,457
Population
14,443
Households
3.5
Avg Household Size
32
Median Age
11%
College-Educated
69%
High-School Grad
4.5 sq mi
ZIP Area
11,213
Density / Sq Mi
$59,177
Median Household Income
$31,099
Median Earnings
$1,608
Median Rent
$559,100
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?
Duplex - Separate two- and one-bedroom units provide a compact residential income configuration near established transit connections.
Where is this duplex located?
The property is located at 1525-27 S 42nd Street San Diego, CA.
What is the asking price?
The asking price for this property is $765,000.
What are key features of this property?
This property features: Detached duplex with two separate residential units; Unit mix includes 2 bedrooms and 1 bath plus 1 bedroom and 1 bath; 1,254 SF building area on a 5,927 SF lot
