Duplex with Separate
For Sale
$775,000
8947-49 Lamar St, Spring Valley, CA 91977
MULTI_FAMILY - Spring Valley, CA
Property Size1,704 SF
Price / SF$454.81
Days on Market28
Property Features for 8947-49 Lamar St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bathroom 1, Bedroom 2, Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 4
Fencing
Gate
Subdivision
SPRING VALLEY
Standard status
Active
APN
503-273-23-00
Size
1,704 SF
Utilities
Cooling system
Central Air
Building Details
Year built
1976
Floors in Building
2
Number of units
2
Roof type
Composition
Listing Agency:
Select Premier Properties
(619) 392-2455
Listed By:
Victoria Sandoval · License #01723300
(619) 392-2455
Added: Jul 18
Changed: Aug 9
Last Checked: Aug 14 at 9:06AM
MLS# 260015764
Copyright © 2026 San Diego MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 1,704 square feet across two distinct residences. The front unit includes three bedrooms and two bathrooms, while the second provides two bedrooms and one bathroom. Each residence has its own living area, supporting separation between occupants. Central air, composition roofing, gated fencing, and on-site parking are included among the property features. Built in 1976, the property also offers outdoor space on a generous lot.
The property is located in Spring Valley, near schools, shopping, dining, parks, major freeways, and everyday amenities. Its two-unit configuration provides flexibility for an owner occupant, extended household arrangement, or rental operation.
The property is located in Spring Valley, near schools, shopping, dining, parks, major freeways, and everyday amenities. Its two-unit configuration provides flexibility for an owner occupant, extended household arrangement, or rental operation.
Key Highlights
- Two‑unit duplex totaling 1,704 square feet
- Front residence with 3 bedrooms and 2 bathrooms
- Second residence with 2 bedrooms and 1 bathroom
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
3.94%
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 3.94%
Second Best
Apartment 5plus
$404.5K
$353.9K – $471.9K
NOI $28,313 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$780.7K
$683.1K – $910.8K
NOI $54,650 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two private residences offer a flexible setup for occupants, extended household living, or rental 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 $775,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,704 square feet; Front residence with 3 bedrooms and 2 bathrooms; Second residence with 2 bedrooms and 1 bathroom
