Remodeled Two-Unit
For Sale
$1,539,500
3560 Crestmoor Drive San, San Bruno, CA 94066
Permitted updates, separate living areas, fireplaces, laundry, and a two-car garage support flexible residential use.
Property Size3,340 SF
Price / SF$460.93
Days on Market98
Property Features for 3560 Crestmoor Drive San
General Information
Standard status
Active
Size
3,340 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
common area laundry room
deck
patio
fireplace
extra storage
Central Forced Air
Central Forced Air - Gas
Dishwasher
Oven - Gas
Refrigerator
Public Utilities, Water - Public, Composition
Building Details
Year Built
1963
Buildings
1
Stories
2
Listing Agency:
Founders Real Estate Svcs.
Listed By:
Raymond Grinsell
(415) 682-2660
Source:
Kw
Added: Jun 18
Changed: Sep 21
Last Checked: Sep 22 at 9:32PM
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 Founders Real Estate Svcs.
Investment Insights
Based on property information with market context.
Built in 1963, this duplex presents two distinct living areas with permitted remodeling and refreshed interior and exterior finishes. The upper residence measures 1,390 square feet and includes three bedrooms, two bathrooms, a breakfast nook, combined living and dining space, a primary bedroom, refinished hardwood floors, and a deck. The lower residence measures 1,055 square feet with two bedrooms, one bathroom, a living room opening to a rear patio, and access to the shared laundry room.
Each unit has a fireplace. Improvements include new Pergo flooring downstairs, central forced-air systems, gas cooking, a dishwasher, and a refrigerator. The property also includes a 792-square-foot, two-car side-by-side garage, additional storage, public water, and public utilities. Located on Crestmoor Drive in San Bruno, the duplex offers a practical two-unit configuration with established residential improvements.
Each unit has a fireplace. Improvements include new Pergo flooring downstairs, central forced-air systems, gas cooking, a dishwasher, and a refrigerator. The property also includes a 792-square-foot, two-car side-by-side garage, additional storage, public water, and public utilities. Located on Crestmoor Drive in San Bruno, the duplex offers a practical two-unit configuration with established residential improvements.
Key Highlights
- Two‑unit duplex with permitted remodeling and refreshed interior and exterior finishes
- Upper residence measures 1,390 square feet with 3 bedrooms and 2 bathrooms
- Lower residence measures 1,055 square feet with 2 bedrooms and 1 bathroom
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
$97,060
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
6.30%
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%
$1,941,200
$1.9M
Cap Rate 7%
$1,386,571
$1.4M
Cap Rate 9%
$1,078,444
$1.1M
Market Conditions
NOI Build-Up for 3,340 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
$148.3K $44.40/SF
− Vacancy
−$9.6K −$2.89/SF
EGI
$138.7K $41.51/SF
− OpEx
−$41.6K −$12.45/SF
NOI
$97.1K $29.06/SF
Area
San Mateo County, CA
Vacancy
6.50%
Lease Rate
$44.40 /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%
$1,941,200
Cap Rate 7%
$1,386,571
Cap Rate 9%
$1,078,444
Alternative Uses
Best Use
Multifamily LT 5
$1.39M
$1.21M – $1.62M
NOI $97,060 @ 7.0% cap · market cap 6.30%
Second Best
Apartment 5plus
$1.30M
$1.14M – $1.52M
NOI $90,905 @ 7.0% cap · market cap 5.90%
Theoretical Best
Warehouse
$2.65M
$2.32M – $3.10M
NOI $185,710 @ 7.0% cap · market cap 12.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
82
Businesses Nearby
Explore this area
Business Placement
Demographics for 94066, CA
44,147
Population
16,736
Households
2.6
Avg Household Size
40
Median Age
44%
College-Educated
90%
High-School Grad
6.1 sq mi
ZIP Area
7,237
Density / Sq Mi
$135,976
Median Household Income
$66,057
Median Earnings
$2,696
Median Rent
$1,199,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Permitted updates, separate living areas, fireplaces, laundry, and a two-car garage support flexible residential use.
Where is this duplex located?
The property is located at 3560 Crestmoor Drive San San Bruno, CA.
What is the asking price?
The asking price for this property is $1,539,500.
What are key features of this property?
This property features: Two‑unit duplex with permitted remodeling and refreshed interior and exterior finishes; Upper residence measures 1,390 square feet with 3 bedrooms and 2 bathrooms; Lower residence measures 1,055 square feet with 2 bedrooms and 1 bathroom
