Owner-Occupied
For Sale
$695,000
97-1895 Ensenada St, Lemon Grove, CA 91945
The livable two-unit property is identified as a fixer requiring updates.
Property Size2,320 SF
Price / SF$299.57
Days on Market15
Property Features for 97-1895 Ensenada St
General Information
Standard status
Active
Size
2,320 SF
Property subtype
Residential Income
Property Condition
Severity
Repairs Needed
Evidence
fixer
Additional Details
Multifamily Units
2
Listing Agency:
eXp Realty of Greater Los Angeles
(323) 377-4961
Listed By:
John Matukas · License #01909667
(323) 377-4961
Source:
Exprealty
Added: Aug 16
Changed: Aug 30
Last Checked: Aug 30 at 12:35AM
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 eXp Realty of Greater Los Angeles
Investment Insights
Based on property information with market context.
This 2,320-square-foot duplex at 97-1895 Ensenada St in Lemon Grove, CA, is currently occupied by the owner across both units. The property is described as livable, while its present condition places it in the fixer category and indicates a need for updates.
One unit is expected to be vacant at closing. The second unit is scheduled to be vacated within 29 days after closing, subject to the stated holdback arrangement. Showings are scheduled to begin after September 1, 2026.
One unit is expected to be vacant at closing. The second unit is scheduled to be vacated within 29 days after closing, subject to the stated holdback arrangement. Showings are scheduled to begin after September 1, 2026.
Key Highlights
- 2,320 SF duplex in Lemon Grove, CA
- Both units are currently owner‑occupied
- Property is livable but classified as a fixer
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
$41,568
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
5.98%
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%
$831,360
$831.4K
Cap Rate 7%
$593,829
$593.8K
Cap Rate 9%
$461,867
$461.9K
Market Conditions
NOI Build-Up for 2,320 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
$62.6K $27.00/SF
− Vacancy
−$3.3K −$1.40/SF
EGI
$59.4K $25.60/SF
− OpEx
−$17.8K −$7.68/SF
NOI
$41.6K $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%
$831,360
Cap Rate 7%
$593,829
Cap Rate 9%
$461,867
Alternative Uses
Best Use
Multifamily LT 5
$593.8K
$519.6K – $692.8K
NOI $41,568 @ 7.0% cap · market cap 5.98%
Second Best
Apartment 5plus
$550.7K
$481.9K – $642.5K
NOI $38,548 @ 7.0% cap · market cap 5.55%
Theoretical Best
Office A
$1.06M
$930.1K – $1.24M
NOI $74,406 @ 7.0% cap · market cap 10.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
278
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?
Duplex - The livable two-unit property is identified as a fixer requiring updates.
Where is this duplex located?
The property is located at 97-1895 Ensenada St Lemon Grove, CA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: 2,320 SF duplex in Lemon Grove, CA; Both units are currently owner‑occupied; Property is livable but classified as a fixer
