Duplex with Terrace Level
For Sale
Contact for pricing
Pending
172/172a Jamul Ave, Chula Vista, CA 91911
Remodeled main home plus terrace unit with private entrance and driveway parking for about 10 cars.
Property Size2,090 SF
Days on Market70
Property Features for 172/172a Jamul Ave
General Information
Standard status
Pending
Size
2,090 SF
Total Parking Spaces
10
Property subtype
Multifamily
Zoning
2-4
Building Details
Year Built
1956
Buildings
2
Units
2
Listing Agency:
Compass
Listed By:
David Rudd · License #01402946
(469) 210-8288
Source:
Crexi
Added: Jun 30
Changed: Aug 8
Last Checked: Jul 24 at 12:25PM
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 Compass
Investment Insights
Based on property information with market context.
This duplex includes a remodeled main residence and a separate terrace-level unit positioned above it. The main home offers 4 bedrooms, 2 bathrooms, an attached 2-car garage, and an open-concept living layout, along with a generous yard suited for outdoor entertaining and everyday enjoyment.
The terrace unit features 2 bedrooms, 1 bathroom, a private entrance, and scenic views. It also has its own private driveway with parking for approximately 10 cars.
The secondary unit presents an opportunity for a new owner to update and customize, with the goal of improving its condition and rental potential.
The terrace unit features 2 bedrooms, 1 bathroom, a private entrance, and scenic views. It also has its own private driveway with parking for approximately 10 cars.
The secondary unit presents an opportunity for a new owner to update and customize, with the goal of improving its condition and rental potential.
Key Highlights
- Remodeled main home (built 1956) offers 4 bedrooms, 2 bathrooms, and open‑concept living
- Attached 2‑car garage and a generous yard for entertaining and outdoor use
- Separate terrace unit above the main residence includes 2 bedrooms, 1 bathroom, and a private entrance
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
$36,047
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
3.61%
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%
$720,940
$720.9K
Cap Rate 7%
$514,957
$515.0K
Cap Rate 9%
$400,522
$400.5K
Market Conditions
NOI Build-Up for 2,090 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
$53.9K $25.80/SF
− Vacancy
−$2.4K −$1.16/SF
EGI
$51.5K $24.64/SF
− OpEx
−$15.4K −$7.39/SF
NOI
$36.0K $17.25/SF
Area
Chula Vista, CA
Vacancy
4.50%
Lease Rate
$25.80 /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%
$720,940
Cap Rate 7%
$514,957
Cap Rate 9%
$400,522
Alternative Uses
Best Use
Multifamily LT 5
$515.0K
$450.6K – $600.8K
NOI $36,047 @ 7.0% cap · market cap 3.61%
Second Best
Apartment 5plus
$477.6K
$417.9K – $557.2K
NOI $33,433 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$666.6K
$583.3K – $777.7K
NOI $46,660 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
Explore this area
Business Placement
Demographics for 91911, CA
85,442
Population
27,533
Households
3.1
Avg Household Size
37
Median Age
19%
College-Educated
78%
High-School Grad
12.7 sq mi
ZIP Area
6,728
Density / Sq Mi
$79,334
Median Household Income
$39,003
Median Earnings
$1,931
Median Rent
$602,000
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 - Remodeled main home plus terrace unit with private entrance and driveway parking for about 10 cars.
Where is this duplex located?
The property is located at 172/172a Jamul Ave Chula Vista, CA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Remodeled main home (built 1956) offers 4 bedrooms, 2 bathrooms, and open‑concept living; Attached 2‑car garage and a generous yard for entertaining and outdoor use; Separate terrace unit above the main residence includes 2 bedrooms, 1 bathroom, and a private entrance
