Single-Story Four-Unit
For Sale
$1,250,000
8050-52 Lemon Grove Way, Lemon Grove, CA 91945
Four two-bedroom units offer individual garages, laundry hookups, and private rear yards on a large residential lot.
Property Size3,200 SF
Days on Market8
Property Features for 8050-52 Lemon Grove Way
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Multi Family Home
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Amenities
washer/dryer hookups
dual pane windows
spacious back yards
Building Details
Building Size
3,200 SF
Year Built
1954
Buildings
2
Stories
1
Units
4
Listing Agency:
South Coast Commercial, Inc.
(339) 222-3361
Listed By:
Brendan J Flynn · License #01933302
(339) 222-3361
Source:
Americangrouponline
Added: Aug 13
Changed: Aug 14
Last Checked: Aug 20 at 2:12PM
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 South Coast Commercial, Inc.
Investment Insights
Based on property information with market context.
This quadplex contains four two-bedroom, one-bathroom units, each arranged on a single level. The property includes individual single-car garages, washer and dryer hookups, spacious back yards, and dual-pane windows. The units do not share residential walls; the only connecting walls are between the garages, supporting separation between households. Built in 1954, the property occupies over half an acre at 8050-52 Lemon Grove Way in Lemon Grove, California. The combination of four separately configured units, garage access, outdoor space, and a substantially sized lot defines the property's physical profile.
Key Highlights
- Four 2 bedroom/1 bathroom units
- Over a half‑acre‑sized lot
- Single‑car garages for each unit
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
$57,335
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
4.59%
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%
$1,146,700
$1.1M
Cap Rate 7%
$819,071
$819.1K
Cap Rate 9%
$637,056
$637.1K
Market Conditions
NOI Build-Up for 3,200 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
$86.4K $27.00/SF
− Vacancy
−$4.5K −$1.40/SF
EGI
$81.9K $25.60/SF
− OpEx
−$24.6K −$7.68/SF
NOI
$57.3K $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%
$1,146,700
Cap Rate 7%
$819,071
Cap Rate 9%
$637,056
Alternative Uses
Best Use
Multifamily LT 5
$819.1K
$716.7K – $955.6K
NOI $57,335 @ 7.0% cap · market cap 4.59%
Second Best
Apartment 5plus
$759.6K
$664.6K – $886.2K
NOI $53,170 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$1.47M
$1.28M – $1.71M
NOI $102,629 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
868
Businesses Nearby
Explore this area
Business Placement
Demographics for 91945, CA
27,814
Population
9,715
Households
2.9
Avg Household Size
38
Median Age
20%
College-Educated
89%
High-School Grad
4.0 sq mi
ZIP Area
6,954
Density / Sq Mi
$79,381
Median Household Income
$41,727
Median Earnings
$1,769
Median Rent
$640,500
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?
Quadplex - Four two-bedroom units offer individual garages, laundry hookups, and private rear yards on a large residential lot.
Where is this quadplex located?
The property is located at 8050-52 Lemon Grove Way Lemon Grove, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Four 2 bedroom/1 bathroom units; Over a half‑acre‑sized lot; Single‑car garages for each unit
