41-Unit Cottage-Style Apartment
New
For Sale
$9,840,000
6433 Shaules Avenue, San Diego, CA 92114
Gated community with on-site laundry, storage, and parking.
Property Size32,770 SF
Days on Market7
Property Features for 6433 Shaules Avenue
General Information
Standard status
Active
Size
32,770 SF
Total Parking Spaces
71
Property subtype
Multi Family
Units
Unit Mix
41 x 2BR/1BA
Multifamily Units
41
Amenities
on-site laundry
storage units
gated
Building Details
Building Size
32,770 SF
Year Built
1975
Buildings
12
Stories
1
Construction
cottage style
Listing Agency:
DP Properties
Listed By:
Dave Plutner · License #01273425
(760) 230-6659
Source:
Velocityrealtysd
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 6 at 11:54AM
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 DP Properties
Investment Insights
Based on property information with market context.
Casa Serena Apartment Homes is a 41-unit apartment property comprising single-story cottage-style residences, each offering two bedrooms and one bathroom. The gated community includes 71 on-site parking spaces, owner-operated laundry facilities, and 12 large storage units. Constructed in 1975, the property is arranged across 12 individual parcels encompassing almost 2 acres.
The property is located at 6433 Shaules Avenue in San Diego, California, within the Encanto Heights neighborhood. Its low-density layout combines detached-style residential buildings with substantial on-site amenities and a broad parcel configuration.
The property is located at 6433 Shaules Avenue in San Diego, California, within the Encanto Heights neighborhood. Its low-density layout combines detached-style residential buildings with substantial on-site amenities and a broad parcel configuration.
Key Highlights
- 41 single‑story units with a 2 Bed/1 Bath configuration
- 71 on‑site parking spaces within a gated property
- 12 individual parcels spanning almost 2 acres
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
$687,593
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
6.99%
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%
$13,751,860
$13.8M
Cap Rate 7%
$9,822,757
$9.8M
Cap Rate 9%
$7,639,922
$7.6M
Market Conditions
NOI Build-Up for 32,770 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
$1.32M $40.20/SF
− Vacancy
−$67.2K −$2.05/SF
EGI
$1.25M $38.15/SF
− OpEx
−$562.6K −$17.17/SF
NOI
$687.6K $20.98/SF
Area
ZIP 92114
Vacancy
5.10%
Lease Rate
$40.20 /SF/Yr
Expense Ratio
45.00%
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%
$13,751,860
Cap Rate 7%
$9,822,757
Cap Rate 9%
$7,639,922
Alternative Uses
Best Use
Apartment 5plus
$9.82M
$8.59M – $11.46M
NOI $687,593 @ 7.0% cap · market cap 6.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.13M
$10.62M – $14.15M
NOI $849,257 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
41
Residential units
Location Intelligence
Trade Area within ½ mile
379
Businesses Nearby
Explore this area
Business Placement
Demographics for 92114, CA
66,248
Population
18,767
Households
3.5
Avg Household Size
37
Median Age
20%
College-Educated
82%
High-School Grad
8.3 sq mi
ZIP Area
7,982
Density / Sq Mi
$90,171
Median Household Income
$41,312
Median Earnings
$1,741
Median Rent
$604,300
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?
Apartment building - Gated community with on-site laundry, storage, and parking.
Where is this apartment building located?
The property is located at 6433 Shaules Avenue San Diego, CA.
What is the asking price?
The asking price for this property is $9,840,000.
What are key features of this property?
This property features: 41 single‑story units with a 2 Bed/1 Bath configuration; 71 on‑site parking spaces within a gated property; 12 individual parcels spanning almost 2 acres
