Duplex with Private Living
For Sale
Contact for pricing
8947-49 Lamar St, Spring Valley, CA 91977
Two residences provide distinct living areas for separate household use.
Property Size1,704 SF
Price / SF$468.90
Days on Market63
Property Features for 8947-49 Lamar St
General Information
Standard status
Active
Size
1,704 SF
Property subtype
Multifamily
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1976
Buildings
1
Units
2
Listing Agency:
Select Premier Properties
(619) 392-2455
Listed By:
Victoria Sandoval · License #01723300
Source:
Crexi
Added: Jun 28
Changed: Aug 29
Last Checked: Aug 29 at 5:07PM
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 Select Premier Properties
Investment Insights
Based on property information with market context.
Located at 8947-49 Lamar St, this duplex contains 1,704 square feet across two separate residences. The larger unit includes 3 bedrooms and 1 bathroom, while the second offers 2 bedrooms and 1 bathroom. Each residence has its own private living area, creating separation between occupants and supporting flexible use for an owner-occupant, extended household, or tenants.
Built in 1976, the property includes parking and outdoor space. Its Spring Valley setting provides access to schools, shopping, dining, parks, major freeways, and everyday amenities. The unit configuration combines a larger three-bedroom residence with a smaller two-bedroom residence within one duplex property.
Built in 1976, the property includes parking and outdoor space. Its Spring Valley setting provides access to schools, shopping, dining, parks, major freeways, and everyday amenities. The unit configuration combines a larger three-bedroom residence with a smaller two-bedroom residence within one duplex property.
Key Highlights
- Two‑unit duplex totaling 1,704 square feet
- Unit mix includes 3 bedrooms and 1 bathroom, plus 2 bedrooms and 1 bathroom
- Separate residences provide private living areas for each household
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
$30,531
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
3.82%
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%
$610,620
$610.6K
Cap Rate 7%
$436,157
$436.2K
Cap Rate 9%
$339,233
$339.2K
Market Conditions
NOI Build-Up for 1,704 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
$46.0K $27.00/SF
− Vacancy
−$2.4K −$1.40/SF
EGI
$43.6K $25.60/SF
− OpEx
−$13.1K −$7.68/SF
NOI
$30.5K $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%
$610,620
Cap Rate 7%
$436,157
Cap Rate 9%
$339,233
Alternative Uses
Best Use
Multifamily LT 5
$436.2K
$381.6K – $508.9K
NOI $30,531 @ 7.0% cap · market cap 3.82%
Second Best
Apartment 5plus
$404.5K
$353.9K – $471.9K
NOI $28,313 @ 7.0% cap · market cap 3.54%
Theoretical Best
Office A
$780.7K
$683.1K – $910.8K
NOI $54,650 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
419
Businesses Nearby
Explore this area
Business Placement
Demographics for 91977, CA
60,795
Population
20,026
Households
3
Avg Household Size
36
Median Age
26%
College-Educated
88%
High-School Grad
9.9 sq mi
ZIP Area
6,141
Density / Sq Mi
$92,407
Median Household Income
$46,706
Median Earnings
$1,897
Median Rent
$623,500
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?
Duplex - Two residences provide distinct living areas for separate household use.
Where is this duplex located?
The property is located at 8947-49 Lamar St Spring Valley, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,704 square feet; Unit mix includes 3 bedrooms and 1 bathroom, plus 2 bedrooms and 1 bathroom; Separate residences provide private living areas for each household
