Modern 4-Unit Multifamily
For Sale
Contact for pricing
7843-49 La Mesa Blvd, La Mesa, CA 91942
Four individually metered residences, including two newly built units with private patios and in-unit washer/dryer hookups.
Property Size3,060 SF
Price / SF$571.57
Days on Market102
Property Features for 7843-49 La Mesa Blvd
General Information
Standard status
Active
Size
3,060 SF
Property subtype
Multifamily
Building Details
Year Built
1935
Buildings
2
Units
4
Listing Agency:
LPT Realty,Inc
Listed By:
Liz Pereda · License #02219207
(619) 855-5187
Source:
Crexi
Added: May 28
Changed: Aug 8
Last Checked: Jul 23 at 4:32PM
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 LPT Realty,Inc
Investment Insights
Based on property information with market context.
This modern 4-unit multifamily property offers a fully upgraded mix of layouts and amenities. Two units, 7847 and 7849, were newly built and fully permitted within the last year and each features 2 bedrooms, 2 full bathrooms, private patios, designated parking, and in-unit washer/dryer hookups. The front residence at 7845 includes 2 bedrooms, 1 full bathroom, a one-car garage, a dedicated laundry room with washer and dryer, and spacious living areas. Unit 7843 is a furnished 1-bedroom, 1-bath unit with a private patio, in-unit laundry, a one-car garage, and additional driveway parking.
The property is located near La Mesa Village and within moments of SDSU, shopping, and dining, with easy access to the 8 freeway.
Each unit is individually metered for electricity, supporting straightforward management. The property’s configuration provides a range of unit types within a turnkey setup for a buyer seeking a residential income asset.
The property is located near La Mesa Village and within moments of SDSU, shopping, and dining, with easy access to the 8 freeway.
Each unit is individually metered for electricity, supporting straightforward management. The property’s configuration provides a range of unit types within a turnkey setup for a buyer seeking a residential income asset.
Key Highlights
- Four‑unit property built in 1935 with four individually metered residences for electricity.
- Two newly built, fully permitted units (7847 & 7849) completed within the last year, each offering 2 beds and 2 full baths.
- Newer units include private patios, designated parking, and in‑unit washer/dryer hookups.
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
$54,827
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
3.13%
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%
$1,096,540
$1.1M
Cap Rate 7%
$783,243
$783.2K
Cap Rate 9%
$609,189
$609.2K
Market Conditions
NOI Build-Up for 3,060 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
$82.6K $27.00/SF
− Vacancy
−$4.3K −$1.40/SF
EGI
$78.3K $25.60/SF
− OpEx
−$23.5K −$7.68/SF
NOI
$54.8K $17.92/SF
Area
San Diego County, CA
Vacancy
5.20%
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%
$1,096,540
Cap Rate 7%
$783,243
Cap Rate 9%
$609,189
Alternative Uses
Best Use
Multifamily LT 5
$783.2K
$685.3K – $913.8K
NOI $54,827 @ 7.0% cap · market cap 3.13%
Second Best
Apartment 5plus
$726.3K
$635.5K – $847.4K
NOI $50,843 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,139 @ 7.0% cap · market cap 5.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,811
Businesses Nearby
Explore this area
Business Placement
Demographics for 91942, CA
40,813
Population
18,488
Households
2.2
Avg Household Size
39
Median Age
38%
College-Educated
94%
High-School Grad
5.8 sq mi
ZIP Area
7,037
Density / Sq Mi
$81,262
Median Household Income
$57,064
Median Earnings
$1,934
Median Rent
$689,300
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?
Quadplex - Four individually metered residences, including two newly built units with private patios and in-unit washer/dryer hookups.
Where is this quadplex located?
The property is located at 7843-49 La Mesa Blvd La Mesa, CA.
What is the asking price?
The asking price for this property is $1,749,000.
What are key features of this property?
This property features: Four‑unit property built in 1935 with four individually metered residences for electricity.; Two newly built, fully permitted units (7847 & 7849) completed within the last year, each offering 2 beds and 2 full baths.; Newer units include private patios, designated parking, and in‑unit washer/dryer hookups.
