Single-Story Five-Unit Apartment
New
For Sale
Contact for pricing
3139-3147 Reynard Way, San Diego, CA 92103
Multifamily property with a courtyard, on-site laundry, upgraded windows, and RM-3-7 zoning.
Property Size3,250 SF
Lot Size0.21 Acres
Price / SF$476.92
Days on Market4
Property Features for 3139-3147 Reynard Way
General Information
Standard status
Active
Size
3,250 SF
Class
C
Lot size
0.21 Acres
Property subtype
Multifamily
Zoning
Residential Multifamily (RM-3-7)
Occupancy
60%
Investment Type
Value Add
Net Operating Income
$37,550
Units
Unit Mix
4 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
5
Amenities
communal courtyard
on-site laundry room
back porch
Building Details
Year Built
1957
Buildings
1
Stories
1
Units
5
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Downtown San Diego
Listed By:
Ben Sierpina · License #CA 02062416
(858) 775-9825
Source:
Crexi
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 3 at 2:14AM
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 Marcus & Millichap - Downtown San Diego
Investment Insights
Based on property information with market context.
This single-story apartment property contains five units within approximately 3,250 square feet on an 8,946-square-foot lot. The unit mix includes four one-bedroom, one-bath units and one two-bedroom, one-bath unit. The two-bedroom apartment is currently configured with its second bedroom as storage. Property features include dual-pane vinyl windows in all units, a newer hot water heater, a communal courtyard, an on-site laundry room, and a back porch serving select units.
The property is located at 3139-3147 Reynard Way in San Diego’s Bankers Hill area, near Balboa Park, Mission Hills, and Hillcrest. It is zoned Residential Multifamily (RM-3-7) and falls within Complete Communities Tier 3, which allows a 6.5 FAR. The property was built in 1957, and the sale may be subject to court approval.
The property is located at 3139-3147 Reynard Way in San Diego’s Bankers Hill area, near Balboa Park, Mission Hills, and Hillcrest. It is zoned Residential Multifamily (RM-3-7) and falls within Complete Communities Tier 3, which allows a 6.5 FAR. The property was built in 1957, and the sale may be subject to court approval.
Key Highlights
- Five‑unit apartment property with four 1‑bedroom/1‑bath units and one 2‑bedroom/1‑bath unit
- Approximately 3,250 square feet on an 8,946 SF lot
- Complete Communities Tier 3 designation allows a 6.5 FAR
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
$53,716
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
3.47%
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%
$1,074,320
$1.1M
Cap Rate 7%
$767,371
$767.4K
Cap Rate 9%
$596,844
$596.8K
Market Conditions
NOI Build-Up for 3,250 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
$103.4K $31.80/SF
− Vacancy
−$5.7K −$1.75/SF
EGI
$97.7K $30.05/SF
− OpEx
−$43.9K −$13.52/SF
NOI
$53.7K $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%
$1,074,320
Cap Rate 7%
$767,371
Cap Rate 9%
$596,844
Alternative Uses
Best Use
Apartment 5plus
$767.4K
$671.5K – $895.3K
NOI $53,716 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.28M
$1.12M – $1.50M
NOI $89,856 @ 7.0% cap · market cap 5.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
3,591
Businesses Nearby
Explore this area
Business Placement
Demographics for 92103, CA
33,311
Population
21,363
Households
1.6
Avg Household Size
42
Median Age
63%
College-Educated
97%
High-School Grad
3.7 sq mi
ZIP Area
9,003
Density / Sq Mi
$96,887
Median Household Income
$69,732
Median Earnings
$2,020
Median Rent
$986,800
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 - Multifamily property with a courtyard, on-site laundry, upgraded windows, and RM-3-7 zoning.
Where is this apartment building located?
The property is located at 3139-3147 Reynard Way San Diego, CA.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: Five‑unit apartment property with four 1‑bedroom/1‑bath units and one 2‑bedroom/1‑bath unit; Approximately 3,250 square feet on an 8,946 SF lot; Complete Communities Tier 3 designation allows a 6.5 FAR
