Two-Building Apartment
For Sale
$1,550,000
3967-69 8th Avenue, San Diego, CA 92103
Located in Hillcrest near Whole Foods, retail, dining, and Better Buzz.
Property Size3,600 SF
Price / SF$430.56
Days on Market346
Property Features for 3967-69 8th Avenue
General Information
Standard status
Active
Size
3,600 SF
Property subtype
Commercial-Res Income / Com-Res Income
Units
Unit Mix
2 x studio, 2 x 1BR, 1 x 2BR
Multifamily Units
5
Amenities
1 Story, 2 Story
Other
Central Forced Air Gas, Wall
2
Wood
5.0
5
4
Leased
Composition
2 on a Lot, Fourplex, Other/Remarks
Metal Fence, Wood Fence
Building Details
Buildings
2
Listing Agency:
Hacienda Realty
Listed By:
Christamaria E Ormsby · License #01414321
(619) 417-4493
Source:
Compass
Added: Sep 23, 2025
Changed: Sep 2
Last Checked: Sep 2 at 11:32PM
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 Hacienda Realty
Investment Insights
Based on property information with market context.
This leased apartment property includes two buildings totaling 3,600 square feet. The unit mix consists of two studios, two one-bedroom apartments, and one two-bedroom home, providing five residential units across the site. The buildings include one-story and two-story configurations.
The property is located at 3967-69 8th Avenue in San Diego’s Hillcrest neighborhood, one block from Whole Foods, Better Buzz, shops, and dining. The surrounding area includes ongoing new construction and development activity. The adjoining parcels at 444-690-03-00 and 444-690-04-00 are also available for purchase, creating an option for a buyer seeking additional land alongside the existing apartment property.
The property is located at 3967-69 8th Avenue in San Diego’s Hillcrest neighborhood, one block from Whole Foods, Better Buzz, shops, and dining. The surrounding area includes ongoing new construction and development activity. The adjoining parcels at 444-690-03-00 and 444-690-04-00 are also available for purchase, creating an option for a buyer seeking additional land alongside the existing apartment property.
Key Highlights
- Five‑unit mix with 2 studios, 2 one‑bedroom units, and 1 two‑bedroom home
- Two buildings totaling 3,600 square feet
- Leased residential property
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
$59,501
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
3.84%
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%
$1,190,020
$1.2M
Cap Rate 7%
$850,014
$850.0K
Cap Rate 9%
$661,122
$661.1K
Market Conditions
NOI Build-Up for 3,600 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
$114.5K $31.80/SF
− Vacancy
−$6.3K −$1.75/SF
EGI
$108.2K $30.05/SF
− OpEx
−$48.7K −$13.52/SF
NOI
$59.5K $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%
$1,190,020
Cap Rate 7%
$850,014
Cap Rate 9%
$661,122
Alternative Uses
Best Use
Apartment 5plus
$850.0K
$743.8K – $991.7K
NOI $59,501 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.42M
$1.24M – $1.66M
NOI $99,533 @ 7.0% cap · market cap 6.42%
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
7,070
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Located in Hillcrest near Whole Foods, retail, dining, and Better Buzz.
Where is this apartment building located?
The property is located at 3967-69 8th Avenue 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 mix with 2 studios, 2 one‑bedroom units, and 1 two‑bedroom home; Two buildings totaling 3,600 square feet; Leased residential property
