Two-Unit Duplex with Gated
New
For Sale
$849,000
3314 16 E, San Diego, CA 92102
Mixed-use zoning accompanies two separate one-bedroom residences and substantial off-street vehicle space.
Property Size1,354 SF
Price / SF$627.03
Days on Market2
Property Features for 3314 16 E
General Information
Standard status
Active
Size
1,354 SF
Property subtype
Investment
Zoning
mixed use
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Amenities
automatic entry gate
custom driveway/parking pad
Building Details
Year Built
1950
Buildings
1
Stories
1
Units
2
Listed By:
Hannah Haller
(858) 374-1077
Source:
Elliman
Added: Sep 26
Last Checked: Sep 26 at 3:18PM
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 Hannah Haller
Investment Insights
Based on property information with market context.
This 1950-built duplex contains two independent one-bedroom, one-bathroom units within 1,354 square feet. A large cement parking area is designed for work trucks, RVs, boats, and heavy equipment. Recent property improvements include an automatic entry gate, a newer roof, and newer water heaters. The property has two addresses: 3314-3316 E St.
Mixed-use zoning applies. Walk Score is 56, Bike Score is 50, and Transit Score is 36.
Mixed-use zoning applies. Walk Score is 56, Bike Score is 50, and Transit Score is 36.
Key Highlights
- Two separate 1‑bedroom/1‑bathroom units totaling 1,354 square feet
- Mixed‑use zoning
- Cement parking pad accommodates work trucks, RVs, boats, and heavy equipment
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
$24,255
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
2.86%
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%
$485,100
$485.1K
Cap Rate 7%
$346,500
$346.5K
Cap Rate 9%
$269,500
$269.5K
Market Conditions
NOI Build-Up for 1,354 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
$36.6K $27.00/SF
− Vacancy
−$1.9K −$1.41/SF
EGI
$34.6K $25.59/SF
− OpEx
−$10.4K −$7.68/SF
NOI
$24.3K $17.91/SF
Area
San Diego, CA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$485,100
Cap Rate 7%
$346,500
Cap Rate 9%
$269,500
Alternative Uses
Best Use
Multifamily LT 5
$346.5K
$303.2K – $404.3K
NOI $24,255 @ 7.0% cap · market cap 2.86%
Second Best
Apartment 5plus
$319.7K
$279.7K – $373.0K
NOI $22,379 @ 7.0% cap · market cap 2.64%
Theoretical Best
Specialty Retail
$534.8K
$467.9K – $623.9K
NOI $37,435 @ 7.0% cap · market cap 4.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
503
Businesses Nearby
Explore this area
Business Placement
Demographics for 92102, CA
39,783
Population
15,622
Households
2.5
Avg Household Size
34
Median Age
29%
College-Educated
80%
High-School Grad
4.5 sq mi
ZIP Area
8,841
Density / Sq Mi
$71,319
Median Household Income
$40,142
Median Earnings
$1,855
Median Rent
$646,600
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?
Duplex - Mixed-use zoning accompanies two separate one-bedroom residences and substantial off-street vehicle space.
Where is this duplex located?
The property is located at 3314 16 E San Diego, CA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Two separate 1‑bedroom/1‑bathroom units totaling 1,354 square feet; Mixed‑use zoning; Cement parking pad accommodates work trucks, RVs, boats, and heavy equipment
