Gated Fourplex with In-Unit
For Sale
Contact for pricing
Pending
4165-71 Epsilon St, San Diego, CA 92113
Fourplex offers four 2-bedroom, 1-bath units with in-unit laundry, assigned parking, and small private yard spaces.
Property Size3,136 SF
Days on Market179
Property Features for 4165-71 Epsilon St
General Information
Standard status
Pending
Size
3,136 SF
Property subtype
Multifamily
Occupancy
100%
Additional Details
Multifamily Units
4
Building Details
Year Built
1959
Buildings
2
Stories
1
Units
4
Tenancy
Multi
Listing Agency:
Compass
Listed By:
Keke Jones · License #01499110
(858) 205-8399
Source:
Crexi
Added: Mar 13
Changed: Aug 8
Last Checked: Jul 24 at 11:35AM
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 fourplex is offered for sale as a residential income property with four 2-bedroom, 1-bath units. Each unit includes assigned parking, laundry in the unit, and a small yard space.
The property is fully rented, providing immediate tenant occupancy.
Configured as a straightforward four-unit layout, the building’s unit amenities are consistent across all homes, which can simplify operations for an owner looking for a stable, income-producing asset.
The property is fully rented, providing immediate tenant occupancy.
Configured as a straightforward four-unit layout, the building’s unit amenities are consistent across all homes, which can simplify operations for an owner looking for a stable, income-producing asset.
Key Highlights
- Fourplex built in 1959 with four 2‑bedroom, 1‑bath units
- Each unit includes in‑unit laundry
- Assigned parking provided for each unit
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
4.09%
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 4.09%
Second Best
Apartment 5plus
$740.5K
$647.9K – $863.9K
NOI $51,832 @ 7.0% cap · market cap 3.77%
Theoretical Best
Specialty Retail
$1.24M
$1.08M – $1.45M
NOI $86,704 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Fourplex offers four 2-bedroom, 1-bath units with in-unit laundry, assigned parking, and small private yard spaces.
Where is this quadplex located?
The property is located at 4165-71 Epsilon St San Diego, CA.
What is the asking price?
The asking price for this property is $1,375,000.
What are key features of this property?
This property features: Fourplex built in 1959 with four 2‑bedroom, 1‑bath units; Each unit includes in‑unit laundry; Assigned parking provided for each unit
