Remodeled Three-Unit Multifamily
For Sale
$725,000
185 Calle Diez de Andino, San Juan, PR 00911
Residential, San Juan, PRI
Property Size2,500 SF
Lot Size0.06 Acres
Price / SF$290
Days on Market58
Property Features for 185 Calle Diez de Andino
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
7
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bathroom 1, Bedroom 4, Bedroom 7, Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 6, Bedroom 2, Bathroom 2
Standard status
Active
APN
04105123518901
Size
2,500 SF
Lot size
0.06 Acres
Amenities
rear patio
private balcony
Building Details
Year built
1960
Listing Agency:
KW Puerto Rico
(787) 706-8400
Listed By:
Harrison Rosario
(787) 677-5711
Added: Jul 12
Changed: Sep 4
Last Checked: Sep 7 at 5:06PM
MLS# PRKW98E700
Copyright © 2026 Amplia MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Remodeled triplex containing approximately 2,500 square feet across two levels on a 0.057-acre lot. The first level includes a three-bedroom, one-bath main residence with living, kitchen, and dining areas, covered parking, a rear patio, and a separate entrance. Upstairs, the front apartment offers one bedroom, one bathroom, a living room, kitchen, and private balcony. A rear apartment provides three bedrooms, one bathroom, living and kitchen areas, dining space, and its own entrance. The property was built in 1960 and is currently producing rental income through both short-term and long-term occupancy.
The property is located in Santurce, San Juan, near Condado, Miramar, Ocean Park, and Isla Verde. Hospitals, universities, medical centers, restaurants, cafés, supermarkets, and shopping centers are nearby, with access to Ponce de Leon Avenue, Baldorioty de Castro Expressway, and PR-22 Expressway. Luis Muñoz Marín International Airport is also within quick reach.
The property is located in Santurce, San Juan, near Condado, Miramar, Ocean Park, and Isla Verde. Hospitals, universities, medical centers, restaurants, cafés, supermarkets, and shopping centers are nearby, with access to Ponce de Leon Avenue, Baldorioty de Castro Expressway, and PR-22 Expressway. Luis Muñoz Marín International Airport is also within quick reach.
Key Highlights
- Triplex with approximately 2,500 square feet across two levels
- Three residences: 3BR/1BA main residence, 1BR/1BA front apartment, and 3BR/1BA rear apartment
- 0.057‑acre lot with covered parking and a small rear patio
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
$25,554
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
3.52%
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%
$511,080
$511.1K
Cap Rate 7%
$365,057
$365.1K
Cap Rate 9%
$283,933
$283.9K
Market Conditions
NOI Build-Up for 2,500 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
$38.3K $15.30/SF
− Vacancy
−$1.7K −$0.70/SF
EGI
$36.5K $14.60/SF
− OpEx
−$11.0K −$4.38/SF
NOI
$25.6K $10.22/SF
Area
San Juan, PR
Vacancy
4.56%
Lease Rate
$15.30 /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%
$511,080
Cap Rate 7%
$365,057
Cap Rate 9%
$283,933
Alternative Uses
Best Use
Multifamily LT 5
$365.1K
$319.4K – $425.9K
NOI $25,554 @ 7.0% cap · market cap 3.52%
Second Best
Apartment 5plus
$317.9K
$278.2K – $370.9K
NOI $22,253 @ 7.0% cap · market cap 3.07%
Theoretical Best
Specialty Retail
$612.0K
$535.5K – $714.0K
NOI $42,840 @ 7.0% cap · market cap 5.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Demographics for 00911, PR
7,496
Population
5,699
Households
1.3
Avg Household Size
49
Median Age
59%
College-Educated
87%
High-School Grad
0.5 sq mi
ZIP Area
14,992
Density / Sq Mi
$44,008
Median Household Income
$36,106
Median Earnings
$740
Median Rent
$384,900
Median Home Value
Market
Vacancy Rate% for Multifamily in the U.S.
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three independent residences span two levels with covered parking, a patio, and a private balcony.
Where is this triplex located?
The property is located at 185 Calle Diez de Andino San Juan, PR.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Triplex with approximately 2,500 square feet across two levels; Three residences: 3BR/1BA main residence, 1BR/1BA front apartment, and 3BR/1BA rear apartment; 0.057‑acre lot with covered parking and a small rear patio
