Single-Story 5-Unit Apartment
For Sale
$1,550,000
Pending
3139-47 Reynard Way, San Diego, CA 92103
Bankers Hill property offers a courtyard, laundry room, select-unit porches, and dual-pane vinyl windows.
Property Size3,250 SF
Lot Size0.21 Acres
Days on Market16
Property Features for 3139-47 Reynard Way
General Information
Standard status
Pending
Size
3,250 SF
Lot size
0.21 Acres
Property subtype
Multi-Family
Zoning
Complete Communities Tier 3
Units
Unit Mix
4 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
5
Amenities
communal courtyard space
on-site laundry room
back porch area for select units
Building Details
Year Built
1957
Stories
1
Listing Agency:
Marcus & Millichap
Listed By:
Ben Sierpina bsierpina@marcusmillichap.com
Source:
Viewsandiegorealestate
Added: Aug 25
Changed: Sep 8
Last Checked: Sep 8 at 2:43PM
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
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 SF lot. The layout includes four 1-bedroom/1-bathroom apartments and one 2-bedroom/1-bathroom apartment; the second bedroom in the latter is currently used for storage. Property improvements include dual-pane vinyl windows throughout the units and a newer hot water heater. Shared amenities include a courtyard and laundry room, while select apartments have access to a back porch.
Located at 3139-47 Reynard Way in San Diego’s Bankers Hill neighborhood, the property is within minutes of Balboa Park, Mission Hills, and Hillcrest. The site is designated Complete Communities Tier 3, allowing 6.5 FAR.
Located at 3139-47 Reynard Way in San Diego’s Bankers Hill neighborhood, the property is within minutes of Balboa Park, Mission Hills, and Hillcrest. The site is designated Complete Communities Tier 3, allowing 6.5 FAR.
Key Highlights
- Five‑unit apartment complex with four 1‑bedroom/1‑bathroom units and one 2‑bedroom/1‑bathroom unit
- Approximately 3,250 square feet on an 8,946 SF lot
- Single‑story layout with communal courtyard and on‑site laundry room
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 - Bankers Hill property offers a courtyard, laundry room, select-unit porches, and dual-pane vinyl windows.
Where is this apartment building located?
The property is located at 3139-47 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 complex with four 1‑bedroom/1‑bathroom units and one 2‑bedroom/1‑bathroom unit; Approximately 3,250 square feet on an 8,946 SF lot; Single‑story layout with communal courtyard and on‑site laundry room
