Two-Home Duplex
For Sale
$425,000
264 N Dillon, San Jacinto, CA 92583
San Jacinto, CA
Property Size1,813 SF
Lot Size0.17 Acres
Price / SF$234.42
Days on Market48
Property Features for 264 N Dillon
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 2, Bedroom 5, Bathroom 1, Bedroom 1, Laundry Room, Bathroom 2
Parking
2
Lot features
Level with Street, Rectangular Lot
Elementary school district
San Jacinto Unified
Middle school district
San Jacinto Unified
High school district
San Jacinto Unified
Directions
Take Ramona Express to State Street To Dillon left then on right. 2nd home is in alley behind.
Subdivision
699 - Not Defined
Standard status
Active
APN
435064004
Size
1,813 SF
Lot size
0.17 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
fenced yards
storage areas
covered patio
Building Details
Year built
1950
Floors in Building
1
Number of units
2
Listing Agency:
ABSOLUTE ADVANTAGE REALTY
(951) 769-7355
Listed By:
WENDELL TURNER · License #01226922
(909) 721-0714
Added: Aug 15
Changed: Sep 29
Last Checked: Oct 1 at 7:06AM
MLS# IV26178918
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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.
This duplex property comprises two separate homes on one parcel, totaling 1,813 square feet on 0.17 acres. The front residence includes two bedrooms, one bathroom, a one-car garage, and fully fenced front and back yards. Positioned behind it, the second home provides three bedrooms and one bathroom, along with storage areas and a large covered patio.
The rear residence is reached from the alley via State Street or W Cedar Street. Its improvements include newer kitchen cabinets, granite-style countertops, tiled bathroom finishes, and a fiberglass shower enclosure. The property was built in 1950 and has public water and public sewer service, with central heating and window or wall/window unit cooling.
The rear residence is reached from the alley via State Street or W Cedar Street. Its improvements include newer kitchen cabinets, granite-style countertops, tiled bathroom finishes, and a fiberglass shower enclosure. The property was built in 1950 and has public water and public sewer service, with central heating and window or wall/window unit cooling.
Key Highlights
- Two separate homes and addresses on one 0.17‑acre parcel
- Combined property size of 1,813 square feet
- Front home includes 2 bedrooms, 1 bathroom, and a 1‑car garage
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
$31,854
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
7.50%
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%
$637,080
$637.1K
Cap Rate 7%
$455,057
$455.1K
Cap Rate 9%
$353,933
$353.9K
Market Conditions
NOI Build-Up for 1,813 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
$46.3K $25.56/SF
− Vacancy
−$834 −$0.46/SF
EGI
$45.5K $25.10/SF
− OpEx
−$13.7K −$7.53/SF
NOI
$31.9K $17.57/SF
Area
Riverside County, CA
Vacancy
1.80%
Lease Rate
$25.56 /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%
$637,080
Cap Rate 7%
$455,057
Cap Rate 9%
$353,933
Alternative Uses
Best Use
Multifamily LT 5
$455.1K
$398.2K – $530.9K
NOI $31,854 @ 7.0% cap · market cap 7.50%
Second Best
Apartment 5plus
$419.2K
$366.8K – $489.1K
NOI $29,346 @ 7.0% cap · market cap 6.90%
Theoretical Best
Office A
$543.1K
$475.3K – $633.7K
NOI $38,020 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
564
Businesses Nearby
Explore this area
Business Placement
Demographics for 92583, CA
34,674
Population
10,397
Households
3.3
Avg Household Size
34
Median Age
13%
College-Educated
78%
High-School Grad
29.1 sq mi
ZIP Area
1,192
Density / Sq Mi
$63,582
Median Household Income
$37,128
Median Earnings
$1,501
Median Rent
$339,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Two separate residences offer distinct layouts, private outdoor areas, and central heating with public utilities.
Where is this duplex located?
The property is located at 264 N Dillon San Jacinto, CA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two separate homes and addresses on one 0.17‑acre parcel; Combined property size of 1,813 square feet; Front home includes 2 bedrooms, 1 bathroom, and a 1‑car garage
