Two-Unit Duplex with Detached
New
For Sale
$1,539,999
7054 56 Amherst St, San Diego, CA 92115
Two separate residences share one parcel, with both currently leased and updated kitchens and bathrooms.
Property Size2,556 SF
Price / SF$602.50
Days on Market3
Property Features for 7054 56 Amherst St
General Information
Standard status
Active
Size
2,556 SF
Property subtype
Investment
Zoning
RM-1-1
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/2BA, 1 x 5BR/3BA
Multifamily Units
2
Additional Details
Gross Income
$107,160
Building Details
Year Built
2025
Buildings
2
Stories
1
Units
2
Tenancy
Multi
Listed By:
Jing Qi
(858) 848-0045
Source:
Elliman
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 4 at 10:36AM
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 Jing Qi
Investment Insights
Based on property information with market context.
The duplex consists of two detached residences on one lot, totaling approximately 2,556 square feet, seven bedrooms, and five bathrooms. The front home has two bedrooms and two bathrooms across approximately 848 square feet; the rear home offers five bedrooms and three bathrooms in approximately 1,708 square feet. Both have updated kitchens and bathrooms, central forced-air systems, and low-maintenance landscaping. The property is zoned RM-1-1.
Both residences are tenant-occupied, and the leases continue after a sale. The front home is leased through 04/30/2027, while the rear home is leased through 08/01/2027. Tenants pay for cable, electricity, and gas. Showings are by appointment with 24-hour notice; tenants should not be disturbed.
Both residences are tenant-occupied, and the leases continue after a sale. The front home is leased through 04/30/2027, while the rear home is leased through 08/01/2027. Tenants pay for cable, electricity, and gas. Showings are by appointment with 24-hour notice; tenants should not be disturbed.
Key Highlights
- Two detached residences on one lot
- Approximately 2,556 square feet with 7 bedrooms and 5 bathrooms
- Front home: 2 bedrooms, 2 bathrooms, approximately 848 square feet
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
$45,787
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
2.97%
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%
$915,740
$915.7K
Cap Rate 7%
$654,100
$654.1K
Cap Rate 9%
$508,744
$508.7K
Market Conditions
NOI Build-Up for 2,556 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
$69.0K $27.00/SF
− Vacancy
−$3.6K −$1.41/SF
EGI
$65.4K $25.59/SF
− OpEx
−$19.6K −$7.68/SF
NOI
$45.8K $17.91/SF
Area
San Diego, CA
Vacancy
5.22%
Lease Rate
$27.00 /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%
$915,740
Cap Rate 7%
$654,100
Cap Rate 9%
$508,744
Alternative Uses
Best Use
Multifamily LT 5
$654.1K
$572.3K – $763.1K
NOI $45,787 @ 7.0% cap · market cap 2.97%
Second Best
Apartment 5plus
$603.5K
$528.1K – $704.1K
NOI $42,246 @ 7.0% cap · market cap 2.74%
Theoretical Best
Specialty Retail
$1.01M
$883.4K – $1.18M
NOI $70,668 @ 7.0% cap · market cap 4.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,537
Businesses Nearby
Explore this area
Business Placement
Demographics for 92115, CA
64,251
Population
23,448
Households
2.7
Avg Household Size
30
Median Age
39%
College-Educated
87%
High-School Grad
6.2 sq mi
ZIP Area
10,363
Density / Sq Mi
$75,178
Median Household Income
$36,061
Median Earnings
$1,875
Median Rent
$722,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences share one parcel, with both currently leased and updated kitchens and bathrooms.
Where is this duplex located?
The property is located at 7054 56 Amherst St San Diego, CA.
What is the asking price?
The asking price for this property is $1,539,999.
What are key features of this property?
This property features: Two detached residences on one lot; Approximately 2,556 square feet with 7 bedrooms and 5 bathrooms; Front home: 2 bedrooms, 2 bathrooms, approximately 848 square feet
