Four-Unit Coastal
For Sale
Contact for pricing
85 Clarendon Rd, Pacifica, CA 94044
Includes a primary residence, detached cottage, carriage house, and three garages.
Property Size6,425 SF
Price / SF$653.70
Days on Market130
Property Features for 85 Clarendon Rd
General Information
Standard status
Active
Size
6,425 SF
Total Parking Spaces
4
Property subtype
Multifamily
Investment Type
Value Add
Net Operating Income
$55,934
Units
Unit Mix
1 x 4BR/3BA, 3 x 1BR/1BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Building Details
Year Built
1925
Buildings
2
Units
4
Tenancy
Multi
Listing Agency:
Corcoran Icon Properties
Listed By:
Charles Sugimoto · License #01701425
Source:
Crexi
Added: Apr 23
Changed: Aug 29
Last Checked: Aug 29 at 5:04PM
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 Corcoran Icon Properties
Investment Insights
Based on property information with market context.
This four-unit quadplex combines a principal residence with a detached cottage and a split carriage house. The main home offers 4 bedrooms and 3 bathrooms, along with high ceilings, wood flooring, plentiful natural light, and a living room anchored by a stone fireplace. Three additional residences each provide 1 bedroom and 1 bathroom, while the property also includes three garages.
Outdoor areas feature ocean and golf course views, with a crows nest lookout adding an elevated vantage point. The property is in Pacifica near Sharp Park Beach and Sharp Park Golf Course, with access to Highway 1 for travel toward San Francisco and San Francisco International Airport. The 1925-built property also sits near coastal trails and local community amenities.
Outdoor areas feature ocean and golf course views, with a crows nest lookout adding an elevated vantage point. The property is in Pacifica near Sharp Park Beach and Sharp Park Golf Course, with access to Highway 1 for travel toward San Francisco and San Francisco International Airport. The 1925-built property also sits near coastal trails and local community amenities.
Key Highlights
- Four‑unit configuration with a primary residence and three additional 1‑bedroom, 1‑bath residences
- Main residence includes 4 bedrooms and 3 bathrooms
- Detached cottage and split carriage house included
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
$186,709
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
4.45%
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%
$3,734,180
$3.7M
Cap Rate 7%
$2,667,271
$2.7M
Cap Rate 9%
$2,074,544
$2.1M
Market Conditions
NOI Build-Up for 6,425 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
$285.3K $44.40/SF
− Vacancy
−$18.5K −$2.89/SF
EGI
$266.7K $41.51/SF
− OpEx
−$80.0K −$12.45/SF
NOI
$186.7K $29.06/SF
Area
San Mateo County, CA
Vacancy
6.50%
Lease Rate
$44.40 /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%
$3,734,180
Cap Rate 7%
$2,667,271
Cap Rate 9%
$2,074,544
Alternative Uses
Best Use
Multifamily LT 5
$2.67M
$2.33M – $3.11M
NOI $186,709 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$2.50M
$2.19M – $2.91M
NOI $174,870 @ 7.0% cap · market cap 4.16%
Theoretical Best
Warehouse
$5.10M
$4.47M – $5.95M
NOI $357,242 @ 7.0% cap · market cap 8.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
452
Businesses Nearby
Explore this area
Business Placement
Demographics for 94044, CA
38,675
Population
14,609
Households
2.6
Avg Household Size
43
Median Age
48%
College-Educated
96%
High-School Grad
15.1 sq mi
ZIP Area
2,561
Density / Sq Mi
$156,658
Median Household Income
$75,296
Median Earnings
$3,075
Median Rent
$1,211,700
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 - Includes a primary residence, detached cottage, carriage house, and three garages.
Where is this quadplex located?
The property is located at 85 Clarendon Rd Pacifica, CA.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: Four‑unit configuration with a primary residence and three additional 1‑bedroom, 1‑bath residences; Main residence includes 4 bedrooms and 3 bathrooms; Detached cottage and split carriage house included
