Building Details

Year built 1991

Listing Agency: KW Puerto Rico Show Phone

Listed By: Carlos A. Rodriguez Santiago Show Phone

Added: Aug 31 Changed: Sep 8 Last Checked: Sep 11 at 6:06AM

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MLS# PRKW6DB600

Copyright © 2026 Amplia MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This quadplex contains four residential units with a combined layout of six bedrooms and four bathrooms. The property provides approximately 2,270 square feet of living area, along with a covered carport and a covered balcony. It is being offered in its existing condition, allowing the next owner to evaluate renovation and rental-use possibilities.

The property is located on Carr 453 Km 5.3 Int in Bo Piletas Soller, Lares, Puerto Rico 00669. The parcel encompasses 0.124 acres, and the structure dates to 1991. Its multifamily configuration and existing room count provide a clear basis for assessing future occupancy and property improvements.

Key Highlights

• Four residential units with 6 bedrooms and 4 bathrooms
• Approximately 2,270 square feet of living area
• 0.124‑acre parcel in Bo Piletas Soller, Lares

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

$18,720

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

8.32%

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%

$374,400 $374.4K

Cap Rate 7%

$267,429 $267.4K

Cap Rate 9%

$208,000 $208.0K

Market Conditions

NOI Build-Up for 2,270 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

$28.6K $12.60/SF

− Vacancy

−$1.9K −$0.82/SF

EGI

$26.7K $11.78/SF

− OpEx

−$8.0K −$3.53/SF

NOI

$18.7K $8.25/SF

Area

Ponce County, PR

Vacancy

6.50%

Lease Rate

$12.60 /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%

$374,400

Cap Rate 7%

$267,429

Cap Rate 9%

$208,000

Alternative Uses

Best Use

Multifamily LT 5

$267.4K

$234.0K – $312.0K (±1% cap)

NOI $18,720 @ 7.0% cap · market cap 8.32%

Second Best

Apartment 5plus

$241.9K

$211.7K – $282.3K (±1% cap)

NOI $16,936 @ 7.0% cap · market cap 7.53%

Theoretical Best

Office A

$369.2K

$323.1K – $430.8K (±1% cap)

NOI $25,847 @ 7.0% cap · market cap 11.49%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Quadplexes

Lease Details

4

Residential units

Location Intelligence

Demographics for 00669, PR

27,833

Population

12,323

Households

2.3

Avg Household Size

47

Median Age

21%

College-Educated

69%

High-School Grad

64.1 sq mi

ZIP Area

434

Density / Sq Mi

$19,198

Median Household Income

$14,761

Median Earnings

$496

Median Rent

$102,700

Median Home Value

Market

Vacancy Rate% for Multifamily in the U.S.

7.1% 2022

8.3% 2023

9.3% 2024

9.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this quadplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Quadplex - Multifamily property with covered parking and balcony space, offered in its current condition.

Where is this quadplex located?

The property is located at Bo Piletas Soller Carr 453 Km 5.3 Int Urb Buena Vista, PR.

What is the asking price?

The asking price for this property is $225,000.

What are key features of this property?

This property features: Four residential units with 6 bedrooms and 4 bathrooms; Approximately 2,270 square feet of living area; 0.124‑acre parcel in Bo Piletas Soller, Lares