Three-Unit Triplex with Private
For Sale
$475,000
Pending
57393 Lupine Dr, Yucca Valley, CA 92284
Well-maintained triplex offers three occupied units, including a detached unit with a private yard.
Property Size3,278 SF
Days on Market48
Property Features for 57393 Lupine Dr
General Information
Standard status
Pending
Size
3,278 SF
Property subtype
Investment
Occupancy
100%
Additional Details
Multifamily Units
3
Building Details
Building Size
3,278 SF
Year Built
1987
Stories
1
Units
3
Listing Agency:
Coldwell Banker Roadrunner Realty
(562) 863-2121
Listed By:
Linda Griego · License #01229732
(562) 863-2121
Source:
Elliman
Added: Jul 16
Changed: Aug 20
Last Checked: Aug 19 at 12:45PM
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 Coldwell Banker Roadrunner Realty
Investment Insights
Based on property information with market context.
This well-maintained triplex consists of three units, all currently occupied by long-term tenants. Unit A is described as a detached home with 2 bedrooms, 2 bathrooms, a den, and a private yard. Units B and C each offer 2 bedrooms and 2 bathrooms, creating consistent layouts across the remaining residences.
The property is located near supermarkets, restaurants, and shopping, with access to popular destinations. The public remarks also note proximity to regional recreation, with Palm Springs approximately 45 minutes away and Big Bear a little over an hour away.
For buyers seeking an income-producing residential property with multiple independently leased units, this triplex provides three separate homes under one ownership, including the added privacy feature described with Unit A’s private yard.
The property is located near supermarkets, restaurants, and shopping, with access to popular destinations. The public remarks also note proximity to regional recreation, with Palm Springs approximately 45 minutes away and Big Bear a little over an hour away.
For buyers seeking an income-producing residential property with multiple independently leased units, this triplex provides three separate homes under one ownership, including the added privacy feature described with Unit A’s private yard.
Key Highlights
- 1987‑built triplex with three occupied units
- Unit A is a detached unit with 2 bedrooms, 2 bathrooms, a den, and a private yard
- Units B and C each offer 2 bedrooms and 2 bathrooms
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
$33,428
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
7.04%
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%
$668,560
$668.6K
Cap Rate 7%
$477,543
$477.5K
Cap Rate 9%
$371,422
$371.4K
Market Conditions
NOI Build-Up for 3,278 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
$50.7K $15.48/SF
− Vacancy
−$3.0K −$0.91/SF
EGI
$47.8K $14.57/SF
− OpEx
−$14.3K −$4.37/SF
NOI
$33.4K $10.20/SF
Area
San Bernardino County, CA
Vacancy
5.89%
Lease Rate
$15.48 /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%
$668,560
Cap Rate 7%
$477,543
Cap Rate 9%
$371,422
Alternative Uses
Best Use
Multifamily LT 5
$477.5K
$417.9K – $557.1K
NOI $33,428 @ 7.0% cap · market cap 7.04%
Second Best
Apartment 5plus
$414.6K
$362.8K – $483.7K
NOI $29,020 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$691.4K
$605.0K – $806.7K
NOI $48,401 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
818
Businesses Nearby
Explore this area
Business Placement
Demographics for 92284, CA
25,931
Population
12,255
Households
2.1
Avg Household Size
44
Median Age
21%
College-Educated
89%
High-School Grad
127.5 sq mi
ZIP Area
203
Density / Sq Mi
$52,886
Median Household Income
$36,817
Median Earnings
$1,346
Median Rent
$314,500
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 - Well-maintained triplex offers three occupied units, including a detached unit with a private yard.
Where is this triplex located?
The property is located at 57393 Lupine Dr Yucca Valley, CA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1987‑built triplex with three occupied units; Unit A is a detached unit with 2 bedrooms, 2 bathrooms, a den, and a private yard; Units B and C each offer 2 bedrooms and 2 bathrooms
