Renovated Four-Unit Multifamily
For Sale
Contact for pricing
4282-86 Marlborough Ave., San Diego, CA 92105
Turnkey quadplex with renovated interiors, new roof and concrete, and secure gated access from both front and alley.
Property Size2,293 SF
Price / SF$610.12
Days on Market66
Property Features for 4282-86 Marlborough Ave.
General Information
Standard status
Active
Size
2,293 SF
Total Parking Spaces
4
Property subtype
Multifamily
Additional Details
Business Included
Yes
Highway Access
Yes
Multifamily Units
4
Building Details
Year Built
1948
Buildings
3
Units
4
Tenancy
Multi
Listing Agency:
The Oppenheim Group
Listed By:
Edward Wehbe · License #01498284
Source:
Crexi
Added: Jun 9
Changed: Aug 8
Last Checked: Aug 12 at 5:38AM
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 The Oppenheim Group
Investment Insights
Based on property information with market context.
This fully renovated four-unit property is presented as a turnkey multifamily investment. The building includes two spacious 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units. Updates throughout the units feature new kitchens with countertops and appliances, along with air-conditioning systems, flooring, drywall, paint, lighting, ceiling fans, and fixtures. The renovations also include a new roof and new concrete throughout the property. Separate entry access is available from both the front unit entrance and the alley, with new electric gates providing secure entry at both the front and back. Each unit includes its own dedicated parking space, supporting convenient, resident-friendly day-to-day use.
Located at 4282-4286 Marlborough Avenue in San Diego, the property offers central access to Downtown San Diego, North Park, South Park, Balboa Park, SDSU, major freeways, shopping, dining, and public transportation.
For investors or owner-operators seeking a low-maintenance, income-producing asset, the combination of fully renovated unit interiors and exterior improvements helps reduce near-term capex concerns. The mix of unit sizes—two 2-bedroom layouts and two 1-bedroom layouts—also provides flexibility for tenant demand within a compact four-unit configuration.
Located at 4282-4286 Marlborough Avenue in San Diego, the property offers central access to Downtown San Diego, North Park, South Park, Balboa Park, SDSU, major freeways, shopping, dining, and public transportation.
For investors or owner-operators seeking a low-maintenance, income-producing asset, the combination of fully renovated unit interiors and exterior improvements helps reduce near-term capex concerns. The mix of unit sizes—two 2-bedroom layouts and two 1-bedroom layouts—also provides flexibility for tenant demand within a compact four-unit configuration.
Key Highlights
- Fully renovated four‑unit quadplex built in 1948 with two 2BD/1BA units and two 1BD/1BA units
- Renovations include new kitchens, countertops, appliances, air‑conditioning systems, flooring, drywall, paint, lighting, and ceiling fans
- New roof plus new concrete throughout the 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
$46,552
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
3.33%
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%
$931,040
$931.0K
Cap Rate 7%
$665,029
$665.0K
Cap Rate 9%
$517,244
$517.2K
Market Conditions
NOI Build-Up for 2,293 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
$70.2K $30.60/SF
− Vacancy
−$3.7K −$1.60/SF
EGI
$66.5K $29.00/SF
− OpEx
−$20.0K −$8.70/SF
NOI
$46.6K $20.30/SF
Area
ZIP 92105
Vacancy
5.22%
Lease Rate
$30.60 /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%
$931,040
Cap Rate 7%
$665,029
Cap Rate 9%
$517,244
Alternative Uses
Best Use
Multifamily LT 5
$665.0K
$581.9K – $775.9K
NOI $46,552 @ 7.0% cap · market cap 3.33%
Second Best
Apartment 5plus
$612.9K
$536.3K – $715.1K
NOI $42,904 @ 7.0% cap · market cap 3.07%
Theoretical Best
Specialty Retail
$905.7K
$792.5K – $1.06M
NOI $63,397 @ 7.0% cap · market cap 4.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,818
Businesses Nearby
Explore this area
Business Placement
Demographics for 92105, CA
66,579
Population
23,862
Households
2.8
Avg Household Size
34
Median Age
21%
College-Educated
71%
High-School Grad
5.8 sq mi
ZIP Area
11,479
Density / Sq Mi
$65,174
Median Household Income
$34,469
Median Earnings
$1,687
Median Rent
$593,800
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 - Turnkey quadplex with renovated interiors, new roof and concrete, and secure gated access from both front and alley.
Where is this quadplex located?
The property is located at 4282-86 Marlborough Ave. San Diego, CA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Fully renovated four‑unit quadplex built in 1948 with two 2BD/1BA units and two 1BD/1BA units; Renovations include new kitchens, countertops, appliances, air‑conditioning systems, flooring, drywall, paint, lighting, and ceiling fans; New roof plus new concrete throughout the property
