San Diego Multifamily Investment
For Sale
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4165-71 Epsilon Street, San Diego, CA 92113
Gated 4-unit property with stable income and upside potential.
Property Size3,136 SF
Price / SF$425.06
Days on Market80
Property Features for 4165-71 Epsilon Street
General Information
Standard status
Active
Size
3,136 SF
Class
C
Total Parking Spaces
4
Property subtype
Multifamily
Zoning
residential
Occupancy
100%
Net Operating Income
$73,004
Building Details
Year Built
1958
Buildings
2
Units
4
Tenancy
Multi
Listing Agency:
COMPASS
(858) 205-8399
Listed By:
Keke Jones · License #01499110
Source:
Crexi
Added: May 26
Changed: Aug 7
Last Checked: Aug 12 at 8:05AM
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 COMPASS
Investment Insights
Based on property information with market context.
This gated 4-unit apartment property is located in San Diego’s Shelltown neighborhood. The property features four spacious 2-bedroom, 1-bath units. Each unit includes assigned parking, in-unit laundry, and a private patio space. The property is fully occupied with stable rental income, offering strong cash flow and low-maintenance ownership potential. Recent capital improvements include updated electrical systems, newer dual-pane windows, and fresh exterior paint. The property has upside potential through future rent increases to market rates. This San Diego income property offers an opportunity for investors seeking long-term appreciation and consistent returns in a high-demand rental market. The property size is 3136 square feet.
Key Highlights
- Strong cash flow and low‑maintenance ownership potential due to stable rental income and full occupancy.
- Four spacious 2‑bedroom, 1‑bath units, each with assigned parking, in‑unit laundry, and private patio space.
- Gated property in San Diego’s Shelltown neighborhood.
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
$56,176
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
4.21%
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%
$1,123,520
$1.1M
Cap Rate 7%
$802,514
$802.5K
Cap Rate 9%
$624,178
$624.2K
Market Conditions
NOI Build-Up for 3,136 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
$84.7K $27.00/SF
− Vacancy
−$4.4K −$1.41/SF
EGI
$80.3K $25.59/SF
− OpEx
−$24.1K −$7.68/SF
NOI
$56.2K $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%
$1,123,520
Cap Rate 7%
$802,514
Cap Rate 9%
$624,178
Alternative Uses
Best Use
Multifamily LT 5
$802.5K
$702.2K – $936.3K
NOI $56,176 @ 7.0% cap · market cap 4.21%
Second Best
Apartment 5plus
$740.5K
$647.9K – $863.9K
NOI $51,832 @ 7.0% cap · market cap 3.89%
Theoretical Best
Specialty Retail
$1.24M
$1.08M – $1.45M
NOI $86,704 @ 7.0% cap · market cap 6.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
Explore this area
Business Placement
Demographics for 92113, CA
50,457
Population
14,443
Households
3.5
Avg Household Size
32
Median Age
11%
College-Educated
69%
High-School Grad
4.5 sq mi
ZIP Area
11,213
Density / Sq Mi
$59,177
Median Household Income
$31,099
Median Earnings
$1,608
Median Rent
$559,100
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?
Quadplex - Gated 4-unit property with stable income and upside potential.
Where is this quadplex located?
The property is located at 4165-71 Epsilon Street San Diego, CA.
What is the asking price?
The asking price for this property is $1,333,000.
What are key features of this property?
This property features: Strong cash flow and low‑maintenance ownership potential due to stable rental income and full occupancy.; Four spacious 2‑bedroom, 1‑bath units, each with assigned parking, in‑unit laundry, and private patio space.; Gated property in San Diego’s Shelltown neighborhood.
