11-Unit Apartment
For Sale
$2,399,000
734 W Virginia, San Bernardino, CA 92405
Gated onsite parking serves an 11-unit multifamily property featuring 2-bedroom, 1-bath single-story and townhouse-style layouts.
Property Size9,864 SF
Days on Market86
Property Features for 734 W Virginia
General Information
Standard status
Active
Size
9,864 SF
Property subtype
Apartment
Building Details
Building Size
9,864 SF
Year Built
1950
Listing Agency:
LE INVESTMENT GROUP
Listed By:
ALBERT LE · License #01468313
(909) 256-7889
Source:
Camdenmckayre
Added: Jun 10
Changed: Aug 28
Last Checked: Sep 2 at 2:45AM
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 LE INVESTMENT GROUP
Investment Insights
Based on property information with market context.
This 11-unit apartment property consists entirely of 2-bedroom, 1-bath units with spacious layouts and a mix of single-story and townhouse-style configurations. The townhouse-style units include two-story floorplans with private yards, supporting longer tenancies and lower turnover. The property is professionally managed and has been consistently maintained.
The asset is located just south of the 210 Freeway near the San Bernardino foothills, with convenient access to shopping, employment centers, and major transportation routes. Onsite parking is gated.
Set on a 0.41-acre lot, the unit mix totals four single-story units and seven townhouse-style units, each averaging approximately 883 square feet. The current operating profile is described as a stable in-place return with additional upside tied to rental growth and improved operations.
The asset is located just south of the 210 Freeway near the San Bernardino foothills, with convenient access to shopping, employment centers, and major transportation routes. Onsite parking is gated.
Set on a 0.41-acre lot, the unit mix totals four single-story units and seven townhouse-style units, each averaging approximately 883 square feet. The current operating profile is described as a stable in-place return with additional upside tied to rental growth and improved operations.
Key Highlights
- 11‑unit multifamily in San Bernardino on a 0.41‑acre lot, offering a mix of four single‑story and seven townhouse‑style 2BD/1BA units
- Current cap rate of 5.59% with a 7.99% pro forma cap rate, supported by projected NOI growth from ~$134K to ~$191K (~43% increase)
- Current GRM of 11.63 with an 8.62 pro forma GRM, with upside tied to rental increases and improved operations
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
$126,520
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
5.27%
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%
$2,530,400
$2.5M
Cap Rate 7%
$1,807,429
$1.8M
Cap Rate 9%
$1,405,778
$1.4M
Market Conditions
NOI Build-Up for 9,864 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
$242.7K $24.60/SF
− Vacancy
−$12.6K −$1.28/SF
EGI
$230.0K $23.32/SF
− OpEx
−$103.5K −$10.49/SF
NOI
$126.5K $12.83/SF
Area
San Bernardino, CA
Vacancy
5.20%
Lease Rate
$24.60 /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%
$2,530,400
Cap Rate 7%
$1,807,429
Cap Rate 9%
$1,405,778
Alternative Uses
Best Use
Apartment 5plus
$1.81M
$1.58M – $2.11M
NOI $126,520 @ 7.0% cap · market cap 5.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.97M
$2.60M – $3.47M
NOI $207,949 @ 7.0% cap · market cap 8.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
828
Businesses Nearby
Explore this area
Business Placement
Demographics for 92405, CA
32,165
Population
9,727
Households
3.3
Avg Household Size
31
Median Age
13%
College-Educated
74%
High-School Grad
5.0 sq mi
ZIP Area
6,433
Density / Sq Mi
$59,271
Median Household Income
$32,066
Median Earnings
$1,424
Median Rent
$376,800
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 onsite parking serves an 11-unit multifamily property featuring 2-bedroom, 1-bath single-story and townhouse-style layouts.
Where is this apartment building located?
The property is located at 734 W Virginia San Bernardino, CA.
What is the asking price?
The asking price for this property is $2,399,000.
What are key features of this property?
This property features: 11‑unit multifamily in San Bernardino on a 0.41‑acre lot, offering a mix of four single‑story and seven townhouse‑style 2BD/1BA units; Current cap rate of 5.59% with a 7.99% pro forma cap rate, supported by projected NOI growth from ~$134K to ~$191K (~43% increase); Current GRM of 11.63 with an 8.62 pro forma GRM, with upside tied to rental increases and improved operations
