Renovated Duplex with Private
New
For Sale
Contact for pricing
3653-55 S Barcelona St, Spring Valley, CA 91977
Two separate residences feature updated interiors, outdoor space, and a layout suited to flexible occupancy arrangements.
Property Size1,996 SF
Price / SF$550.60
Days on Market5
Property Features for 3653-55 S Barcelona St
General Information
Standard status
Active
Size
1,996 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
2
Building Details
Year Built
1958
Buildings
2
Units
2
Listing Agency:
LPT Realty,Inc
(619) 855-5187
Listed By:
Liz Pereda · License #02219207
Source:
Crexi
Added: Aug 27
Changed: Aug 31
Last Checked: Aug 31 at 2:59PM
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 LPT Realty,Inc
Investment Insights
Based on property information with market context.
This duplex contains two private residences totaling 1,996 square feet. Both units have been renovated with updated kitchens and bathrooms, contemporary flooring, refreshed finishes, and open living areas. Outdoor space and separation between the homes support a residential arrangement that feels distinct from a conventional shared-unit layout.
Built in 1958, the property is located at 3653-55 S Barcelona St in Spring Valley’s Casa de Oro neighborhood. The two-home configuration can accommodate owner occupancy in one residence with the other used separately, or support rental use across both units, subject to applicable requirements.
Built in 1958, the property is located at 3653-55 S Barcelona St in Spring Valley’s Casa de Oro neighborhood. The two-home configuration can accommodate owner occupancy in one residence with the other used separately, or support rental use across both units, subject to applicable requirements.
Key Highlights
- Two private residences on one property
- 1,996 square feet total
- Renovated kitchens and bathrooms in both units
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
$35,763
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
3.25%
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%
$715,260
$715.3K
Cap Rate 7%
$510,900
$510.9K
Cap Rate 9%
$397,367
$397.4K
Market Conditions
NOI Build-Up for 1,996 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
$53.9K $27.00/SF
− Vacancy
−$2.8K −$1.40/SF
EGI
$51.1K $25.60/SF
− OpEx
−$15.3K −$7.68/SF
NOI
$35.8K $17.92/SF
Area
San Diego County, CA
Vacancy
5.20%
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%
$715,260
Cap Rate 7%
$510,900
Cap Rate 9%
$397,367
Alternative Uses
Best Use
Multifamily LT 5
$510.9K
$447.0K – $596.1K
NOI $35,763 @ 7.0% cap · market cap 3.25%
Second Best
Apartment 5plus
$473.8K
$414.6K – $552.8K
NOI $33,165 @ 7.0% cap · market cap 3.02%
Theoretical Best
Office A
$914.5K
$800.2K – $1.07M
NOI $64,015 @ 7.0% cap · market cap 5.82%
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
666
Businesses Nearby
Explore this area
Business Placement
Demographics for 91977, CA
60,795
Population
20,026
Households
3
Avg Household Size
36
Median Age
26%
College-Educated
88%
High-School Grad
9.9 sq mi
ZIP Area
6,141
Density / Sq Mi
$92,407
Median Household Income
$46,706
Median Earnings
$1,897
Median Rent
$623,500
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 - Two separate residences feature updated interiors, outdoor space, and a layout suited to flexible occupancy arrangements.
Where is this duplex located?
The property is located at 3653-55 S Barcelona St Spring Valley, CA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Two private residences on one property; 1,996 square feet total; Renovated kitchens and bathrooms in both units
