Two Fourplexes in San
For Sale
$1,750,000
258 266 E Bryant Street, San Bernardino, CA 92408
Two fourplexes offer residential financing and upside rental potential.
Property Size6,480 SF
Price / SF$270.06
Days on Market262
Property Features for 258 266 E Bryant Street
General Information
Standard status
Active
Size
6,480 SF
Property subtype
Multifamily
Building Details
Building Size
6,480 SF
Year Built
1987
Listing Agency:
Lee & Associates - Newport Beach
(949) 724-1000
Listed By:
John Gessford · License #01137479
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 8
Last Checked: Aug 8 at 12:36PM
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 - Newport Beach
Investment Insights
Based on property information with market context.
Located in downtown San Bernardino, this property features two fourplexes, each on its own parcel, offering a rare opportunity to purchase eight units with residential financing. This allows for a lower down payment and a reduced interest rate compared to typical 5+ unit financing, with potential for FHA financing. Each tenant benefits from their own carport, a significant advantage over competing apartments in the area. The property is also gate-ready, with an existing chain link gate that can be replaced. The current rents are estimated to be 26% below market rents, translating into a potential 26% increase in rental revenue. There is potential to add ADUs in the front, back, and/or parking area, which would further increase the ROI. The property is located within a designated Opportunity Zone, offering potential investors favorable tax incentives. The property's location offers easy access to major transportation routes, such as Interstate 215 and the Metrolink commuter rail system. The neighborhood around the property features a mix of residential, commercial, and entertainment establishments, with local shops, restaurants, and cafes within walking distance. San Bernardino is home to several educational institutions, including California State University, San Bernardino, which is a short drive away from the property. The property size is 6480 square feet.
Key Highlights
- Residential Financing Available: Purchase eight units with residential financing.
- Upside Rental Potential: Current rents estimated 26% below market, offering significant increase in rental revenue.
- ADU Potential: Opportunity to add ADUs in multiple locations (Buyer to investigate).
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
$92,589
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
5.29%
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%
$1,851,780
$1.9M
Cap Rate 7%
$1,322,700
$1.3M
Cap Rate 9%
$1,028,767
$1.0M
Market Conditions
NOI Build-Up for 6,480 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
$140.0K $21.60/SF
− Vacancy
−$7.7K −$1.19/SF
EGI
$132.3K $20.41/SF
− OpEx
−$39.7K −$6.12/SF
NOI
$92.6K $14.29/SF
Area
San Bernardino, CA
Vacancy
5.50%
Lease Rate
$21.60 /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%
$1,851,780
Cap Rate 7%
$1,322,700
Cap Rate 9%
$1,028,767
Alternative Uses
Best Use
Multifamily LT 5
$1.32M
$1.16M – $1.54M
NOI $92,589 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$1.19M
$1.04M – $1.39M
NOI $83,115 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$1.95M
$1.71M – $2.28M
NOI $136,609 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,074
Businesses Nearby
Explore this area
Business Placement
Demographics for 92408, CA
13,488
Population
4,403
Households
3.1
Avg Household Size
32
Median Age
19%
College-Educated
73%
High-School Grad
10.5 sq mi
ZIP Area
1,285
Density / Sq Mi
$63,696
Median Household Income
$32,122
Median Earnings
$1,314
Median Rent
$407,300
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?
Quadplex - Two fourplexes offer residential financing and upside rental potential.
Where is this quadplex located?
The property is located at 258 266 E Bryant Street San Bernardino, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Residential Financing Available: Purchase eight units with residential financing.; Upside Rental Potential: Current rents estimated 26% below market, offering significant increase in rental revenue.; ADU Potential: Opportunity to add ADUs in multiple locations (Buyer to investigate).
