Detached Duplex with Two
New
For Sale
Contact for pricing
479 Shy Lane, Chula Vista, CA 91911
Two separate single-level residences offer three bedrooms and two bathrooms each, with individual utility meters and distinct construction histories.
Property Size2,625 SF
Price / SF$466.67
Days on Market7
Property Features for 479 Shy Lane
General Information
Standard status
Active
Size
2,625 SF
Property subtype
Multifamily
Building Details
Year Built
1963
Buildings
2
Units
2
Listing Agency:
Apartment Realty Group Inc
(858) 720-1900
Listed By:
Jordan Concepcion · License #CA 01936834
Source:
Crexi
Added: Aug 14
Changed: Aug 18
Last Checked: Aug 19 at 11:53AM
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 Apartment Realty Group Inc
Investment Insights
Based on property information with market context.
This duplex comprises two fully detached, single-story homes, each configured with three bedrooms and two bathrooms. The residences sit on an oversized 10,454-square-foot lot and were built in 1963 and 1982. The rear home has been updated, while the front home received a new roof in 2021 and replacement windows in 2023.
Each dwelling is separately metered, and tenants pay all utilities. The property is located in Chula Vista near Walmart, Costco, and freeway access. The R1 lot may provide room for an expansion or ADU, subject to buyer verification. The two-home layout supports separate occupancy within a single duplex property.
Each dwelling is separately metered, and tenants pay all utilities. The property is located in Chula Vista near Walmart, Costco, and freeway access. The R1 lot may provide room for an expansion or ADU, subject to buyer verification. The two-home layout supports separate occupancy within a single duplex property.
Key Highlights
- Two fully detached, single‑story homes, each with 3 bedrooms and 2 bathrooms
- Oversized 10,454 SF lot in Chula Vista
- Front home built in 1963; rear home built in 1982
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
$45,274
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
3.70%
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%
$905,480
$905.5K
Cap Rate 7%
$646,771
$646.8K
Cap Rate 9%
$503,044
$503.0K
Market Conditions
NOI Build-Up for 2,625 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
$67.7K $25.80/SF
− Vacancy
−$3.0K −$1.16/SF
EGI
$64.7K $24.64/SF
− OpEx
−$19.4K −$7.39/SF
NOI
$45.3K $17.25/SF
Area
Chula Vista, CA
Vacancy
4.50%
Lease Rate
$25.80 /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%
$905,480
Cap Rate 7%
$646,771
Cap Rate 9%
$503,044
Alternative Uses
Best Use
Multifamily LT 5
$646.8K
$565.9K – $754.6K
NOI $45,274 @ 7.0% cap · market cap 3.70%
Second Best
Apartment 5plus
$599.9K
$524.9K – $699.9K
NOI $41,991 @ 7.0% cap · market cap 3.43%
Theoretical Best
Office A
$837.2K
$732.6K – $976.7K
NOI $58,604 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,734
Businesses Nearby
Explore this area
Business Placement
Demographics for 91911, CA
85,442
Population
27,533
Households
3.1
Avg Household Size
37
Median Age
19%
College-Educated
78%
High-School Grad
12.7 sq mi
ZIP Area
6,728
Density / Sq Mi
$79,334
Median Household Income
$39,003
Median Earnings
$1,931
Median Rent
$602,000
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?
Duplex - Two separate single-level residences offer three bedrooms and two bathrooms each, with individual utility meters and distinct construction histories.
Where is this duplex located?
The property is located at 479 Shy Lane Chula Vista, CA.
What is the asking price?
The asking price for this property is $1,225,000.
What are key features of this property?
This property features: Two fully detached, single‑story homes, each with 3 bedrooms and 2 bathrooms; Oversized 10,454 SF lot in Chula Vista; Front home built in 1963; rear home built in 1982
