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307 Sycamore Rd, San Ysidro, CA 92173
New 2016 construction multifamily with direct-entry two-car garages, central air, and in-unit laundry.
Property Size31,020 SF
Price / SF$298.19
Days on Market59
Property Features for 307 Sycamore Rd
General Information
Standard status
Active
Size
31,020 SF
Property subtype
Multifamily
Building Details
Year Built
2016
Listing Agency:
Colliers - Los Angeles - La Jolla, California
Listed By:
Aaron Bove · License #CA 01318320
Source:
Crexi
Added: Jun 9
Changed: Jul 10
Last Checked: Aug 5 at 11:15AM
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 Colliers - Los Angeles - La Jolla, California
Investment Insights
Based on property information with market context.
Raintree Terrace is a newer-construction multifamily property built in 2016 featuring spacious three- and four-bedroom units averaging approximately 1,700 square feet. The community is gated and designed around direct-entry two-car garages, with private balconies for each residence. Interiors include central air conditioning, open-concept layouts, full-size washers and dryers, quartz countertops, and stainless steel appliances, creating a home-like configuration for family-oriented renters.
The property is located at 307 Sycamore Road in San Ysidro, California, on approximately 0.98 acres. It provides convenient regional connectivity with immediate access to Interstate 5, Interstate 805, SR-905, and the San Ysidro Port of Entry.
For buyers and operators seeking a modern apartment community, Raintree Terrace offers a differentiated unit mix of larger three- and four-bedroom floor plans along with in-unit laundry and garage parking. The property is also described as exempt from California AB 1482 rent control and the City of San Diego Tenant Protection Ordinance (TPO) through 2031 under the first 15 years of new construction exemption, supporting longer-term operational flexibility as outlined in the listing information.
The property is located at 307 Sycamore Road in San Ysidro, California, on approximately 0.98 acres. It provides convenient regional connectivity with immediate access to Interstate 5, Interstate 805, SR-905, and the San Ysidro Port of Entry.
For buyers and operators seeking a modern apartment community, Raintree Terrace offers a differentiated unit mix of larger three- and four-bedroom floor plans along with in-unit laundry and garage parking. The property is also described as exempt from California AB 1482 rent control and the City of San Diego Tenant Protection Ordinance (TPO) through 2031 under the first 15 years of new construction exemption, supporting longer-term operational flexibility as outlined in the listing information.
Key Highlights
- Built in 2016: multifamily property with spacious 3- and 4‑bedroom layouts
- Unit size averages about 1,700 SF, offering larger floor plans for family‑oriented renters
- Each home features direct‑entry two‑car garages, private balconies, and open‑concept layouts
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
$512,700
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
5.54%
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%
$10,254,000
$10.3M
Cap Rate 7%
$7,324,286
$7.3M
Cap Rate 9%
$5,696,667
$5.7M
Market Conditions
NOI Build-Up for 31,020 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
$986.4K $31.80/SF
− Vacancy
−$54.3K −$1.75/SF
EGI
$932.2K $30.05/SF
− OpEx
−$419.5K −$13.52/SF
NOI
$512.7K $16.53/SF
Area
San Diego, CA
Vacancy
5.50%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$10,254,000
Cap Rate 7%
$7,324,286
Cap Rate 9%
$5,696,667
Alternative Uses
Best Use
Apartment 5plus
$7.32M
$6.41M – $8.55M
NOI $512,700 @ 7.0% cap · market cap 5.54%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$12.25M
$10.72M – $14.29M
NOI $857,641 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,301
Businesses Nearby
Explore this area
Business Placement
Demographics for 92173, CA
29,703
Population
8,190
Households
3.6
Avg Household Size
33
Median Age
11%
College-Educated
63%
High-School Grad
2.9 sq mi
ZIP Area
10,242
Density / Sq Mi
$65,865
Median Household Income
$34,734
Median Earnings
$1,588
Median Rent
$521,800
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?
Apartment building - New 2016 construction multifamily with direct-entry two-car garages, central air, and in-unit laundry.
Where is this apartment building located?
The property is located at 307 Sycamore Rd San Ysidro, CA.
What is the asking price?
The asking price for this property is $9,250,000.
What are key features of this property?
This property features: Built in 2016: multifamily property with spacious 3- and 4‑bedroom layouts; Unit size averages about 1,700 SF, offering larger floor plans for family‑oriented renters; Each home features direct‑entry two‑car garages, private balconies, and open‑concept layouts
