Four-Unit Multifamily
For Sale
Contact for pricing
8573-79 Glenhaven St, San Diego, CA 92123
Well-maintained quadplex featuring four 3-bedroom, 2-bath units with carport parking, patios, and onsite laundry.
Property Size4,520 SF
Price / SF$485.62
Days on Market63
Property Features for 8573-79 Glenhaven St
General Information
Standard status
Active
Size
4,520 SF
Property subtype
Multifamily
Additional Details
Cap Rate
5.86%
Highway Access
Yes
Multifamily Units
4
Building Details
Year Built
1959
Buildings
1
Units
4
Listing Agency:
Apartment Realty Group Inc
(858) 247-1095
Listed By:
Angelo La Bruna · License #DRE# 01991625
Source:
Crexi
Added: Jun 11
Changed: Aug 8
Last Checked: Aug 10 at 4:16AM
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 Apartment Realty Group Inc
Investment Insights
Based on property information with market context.
This four-unit quadplex offers four 3-bedroom, 2-bath residences, each with spacious floorplans. Tenant amenities include carport parking, private yards or patios, storage sheds, and onsite laundry. Recent property improvements include new sewer lines, rerouted and upgraded plumbing, upgraded siding with fresh paint, new landscaping, additional storage sheds, and interior renovations.
Located in central San Diego’s Serra Mesa area, the property is positioned near Montgomery-Gibbs Airport and Taft Middle School, with convenient access to I-8, I-805, and CA-163.
For prospective owners or investors, the unit mix and built-in tenant features support steady livability for 3-bedroom households, while the documented renovations and utility upgrades address key building systems and appearance. The quadplex configuration can also appeal to buyers looking for a manageable, multi-tenant income property with consistent layouts across all units.
Located in central San Diego’s Serra Mesa area, the property is positioned near Montgomery-Gibbs Airport and Taft Middle School, with convenient access to I-8, I-805, and CA-163.
For prospective owners or investors, the unit mix and built-in tenant features support steady livability for 3-bedroom households, while the documented renovations and utility upgrades address key building systems and appearance. The quadplex configuration can also appeal to buyers looking for a manageable, multi-tenant income property with consistent layouts across all units.
Key Highlights
- Quadplex built in 1959 with four 3‑bedroom, 2‑bath units
- Each unit features spacious floorplans and approx. 1,130 SF (all 3BR/2BA units)
- Tenant amenities include carport parking, private yards/patios, storage sheds, and onsite laundry
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
$80,969
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
3.69%
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%
$1,619,380
$1.6M
Cap Rate 7%
$1,156,700
$1.2M
Cap Rate 9%
$899,656
$899.7K
Market Conditions
NOI Build-Up for 4,520 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
$122.0K $27.00/SF
− Vacancy
−$6.4K −$1.41/SF
EGI
$115.7K $25.59/SF
− OpEx
−$34.7K −$7.68/SF
NOI
$81.0K $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%
$1,619,380
Cap Rate 7%
$1,156,700
Cap Rate 9%
$899,656
Alternative Uses
Best Use
Multifamily LT 5
$1.16M
$1.01M – $1.35M
NOI $80,969 @ 7.0% cap · market cap 3.69%
Second Best
Apartment 5plus
$1.07M
$933.8K – $1.25M
NOI $74,707 @ 7.0% cap · market cap 3.40%
Theoretical Best
Specialty Retail
$1.79M
$1.56M – $2.08M
NOI $124,969 @ 7.0% cap · market cap 5.69%
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
2,833
Businesses Nearby
Explore this area
Business Placement
Demographics for 92123, CA
30,937
Population
13,108
Households
2.4
Avg Household Size
34
Median Age
48%
College-Educated
93%
High-School Grad
8.6 sq mi
ZIP Area
3,597
Density / Sq Mi
$121,856
Median Household Income
$55,111
Median Earnings
$2,798
Median Rent
$799,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained quadplex featuring four 3-bedroom, 2-bath units with carport parking, patios, and onsite laundry.
Where is this quadplex located?
The property is located at 8573-79 Glenhaven St San Diego, CA.
What is the asking price?
The asking price for this property is $2,195,000.
What are key features of this property?
This property features: Quadplex built in 1959 with four 3‑bedroom, 2‑bath units; Each unit features spacious floorplans and approx. 1,130 SF (all 3BR/2BA units); Tenant amenities include carport parking, private yards/patios, storage sheds, and onsite laundry
