Three-Unit Mixed-Use
For Sale
$260,000
RÃo Piedras, San Juan, PR 00925
House, RÃo Piedras, San Juan, PR
Property Size2,178 SF
Lot Size0.00 Acres
Price / SF$119.38
Days on Market94
Property Features for RÃo Piedras
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
CT-2
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 1, Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 4, Bathroom 3
Exterior features
View-Street, View-City
Lot features
Balcony
Subdivision
Santa Rita (Urbanizacion)
Standard status
Active
Size
2,178 SF
Lot size
0.00 Acres
Building Details
Year built
1955
Listing Agency:
F. L. Realty
Listed By:
Francisco Lopez
(787) 466-6749
Added: Jun 18
Changed: Sep 16
Last Checked: Sep 19 at 7:06PM
MLS# 64287
Copyright © 2026 Xposure. 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 2,178-square-foot mixed-use building contains three separately accessed units and was built in 1955. The upper level is configured as a two-bedroom, one-bath apartment with a balcony facing the street. At ground level, the primary space includes high ceilings and arched doorways; it was formerly used as a print shop and may continue in commercial use or be converted to residential space. A connected unfinished unit includes one bathroom and offers additional build-out flexibility.
The property is located in downtown Rio Piedras within San Juan, Puerto Rico, near the University of Puerto Rico. CT-2 zoning is reported for the site, with street and city views from the property.
The property is located in downtown Rio Piedras within San Juan, Puerto Rico, near the University of Puerto Rico. CT-2 zoning is reported for the site, with street and city views from the property.
Key Highlights
- Three‑unit building with separate entrances
- 2,178 square feet; built in 1955
- Upper‑level two‑bedroom, one‑bath apartment with street‑facing balcony
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
$22,263
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
8.56%
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%
$445,260
$445.3K
Cap Rate 7%
$318,043
$318.0K
Cap Rate 9%
$247,367
$247.4K
Market Conditions
NOI Build-Up for 2,178 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
$33.3K $15.30/SF
− Vacancy
−$1.5K −$0.70/SF
EGI
$31.8K $14.60/SF
− OpEx
−$9.5K −$4.38/SF
NOI
$22.3K $10.22/SF
Area
San Juan, PR
Vacancy
4.56%
Lease Rate
$15.30 /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%
$445,260
Cap Rate 7%
$318,043
Cap Rate 9%
$247,367
Alternative Uses
Best Use
Mixed Use
$444.3K
$388.8K – $518.4K
NOI $31,102 @ 7.0% cap · market cap 11.96%
Second Best
Multifamily LT 5
$318.0K
$278.3K – $371.1K
NOI $22,263 @ 7.0% cap · market cap 8.56%
Theoretical Best
Specialty Retail
$533.2K
$466.5K – $622.0K
NOI $37,322 @ 7.0% cap · market cap 14.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Demographics for 00925, PR
5,501
Population
4,627
Households
1.2
Avg Household Size
39
Median Age
39%
College-Educated
72%
High-School Grad
0.4 sq mi
ZIP Area
13,753
Density / Sq Mi
$14,940
Median Household Income
$12,293
Median Earnings
$581
Median Rent
$142,900
Median Home Value
Market
Vacancy Rate% for Multifamily in the U.S.
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Separate entrances serve a street-facing commercial area, unfinished space, and an upper-level apartment with balcony.
Where is this triplex located?
The property is located at RÃo Piedras San Juan, PR.
What is the asking price?
The asking price for this property is $260,000.
What are key features of this property?
This property features: Three‑unit building with separate entrances; 2,178 square feet; built in 1955; Upper‑level two‑bedroom, one‑bath apartment with street‑facing balcony
