Well-Maintained Residential
For Sale
$1,390,000
466 Willow AVE, Half Moon Bay, CA 94019
Residential Income (2-4 units), HALF MOON BAY, CA
Property Size3,145 SF
Lot Size0.11 Acres
Price / SF$441.97
Days on Market47
Property Features for 466 Willow AVE
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
R30000
Bedrooms
7
Rooms
Bedroom 7, Bedroom 3, Bedroom 2, Bedroom 5, Bedroom 6, Bedroom 4, Bedroom 1
Parking
2
Parking features
Carport
Subdivision
Pilarcitos Park
Standard status
Active
Size
3,145 SF
Lot size
0.11 Acres
Utilities
Heating system
Electric (Heating)
Water source
Public
Amenities
laundry facility
Building Details
Year built
1964
Number of units
3
Roof type
Composition
Listing Agency:
eXp Realty of California Inc
8885849427x119
Listed By:
Kristjan Higdon · License #01948080
(650) 303-1216
Added: Jul 20
Changed: Sep 2
Last Checked: Sep 4 at 11:06AM
MLS# ML82041051
Copyright © 2026 MLS Listings, Inc. 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 residential triplex contains 3,145 square feet with seven bedrooms and four baths. Built in 1964, the property sits on a 5,000-square-foot lot and includes a laundry facility. Building systems include electric heating, public water service, and a composition roof.
Located at 466 Willow Ave in Half Moon Bay, the property is west of Highway 1 and within walking distance of beaches, the coastal trail, and downtown amenities. The property information also identifies carport parking and a three-car garage space, so the parking details should be confirmed during due diligence.
Located at 466 Willow Ave in Half Moon Bay, the property is west of Highway 1 and within walking distance of beaches, the coastal trail, and downtown amenities. The property information also identifies carport parking and a three-car garage space, so the parking details should be confirmed during due diligence.
Key Highlights
- 3,145‑square‑foot triplex with 7 bedrooms and 4 baths
- Built in 1964 on a 5,000‑square‑foot lot
- 0.1148‑acre residential income 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
$91,393
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
6.58%
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%
$1,827,860
$1.8M
Cap Rate 7%
$1,305,614
$1.3M
Cap Rate 9%
$1,015,478
$1.0M
Market Conditions
NOI Build-Up for 3,145 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
$139.6K $44.40/SF
− Vacancy
−$9.1K −$2.89/SF
EGI
$130.6K $41.51/SF
− OpEx
−$39.2K −$12.45/SF
NOI
$91.4K $29.06/SF
Area
San Mateo County, CA
Vacancy
6.50%
Lease Rate
$44.40 /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%
$1,827,860
Cap Rate 7%
$1,305,614
Cap Rate 9%
$1,015,478
Alternative Uses
Best Use
Multifamily LT 5
$1.31M
$1.14M – $1.52M
NOI $91,393 @ 7.0% cap · market cap 6.58%
Second Best
Apartment 5plus
$1.22M
$1.07M – $1.43M
NOI $85,598 @ 7.0% cap · market cap 6.16%
Theoretical Best
Warehouse
$2.50M
$2.19M – $2.91M
NOI $174,868 @ 7.0% cap · market cap 12.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,180
Businesses Nearby
Explore this area
Business Placement
Demographics for 94019, CA
15,483
Population
5,849
Households
2.6
Avg Household Size
46
Median Age
54%
College-Educated
91%
High-School Grad
59.7 sq mi
ZIP Area
259
Density / Sq Mi
$153,272
Median Household Income
$72,042
Median Earnings
$1,977
Median Rent
$1,509,300
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?
Triplex - Three-unit residential property with electric heating, public water service, and a composition roof.
Where is this triplex located?
The property is located at 466 Willow AVE Half Moon Bay, CA.
What is the asking price?
The asking price for this property is $1,390,000.
What are key features of this property?
This property features: 3,145‑square‑foot triplex with 7 bedrooms and 4 baths; Built in 1964 on a 5,000‑square‑foot lot; 0.1148‑acre residential income property
