Small multifamily
Duplexes, triplexes and fourplexes for sale in San Diego
Small multifamily is valued on income, not on sales comps. Each building here is priced unit by unit from closed leases nearby, then added up: gross rent, gross rent multiplier, price per unit and cap rate, plus what it costs to live in one unit with FHA's 3.5% down and rent the others. Cashflow and grades use 20% down, 7.65% rate, 30yr; grades rank each building against the other multifamily listings only.
- 2–4 unit buildings
- 86
- Median price per unit
- $549,875
- Median GRM
- 16.9
- Median cap rate
- 2.00%
2–4 units, best cap rate first
Build a 2–4 unit buy box| Property | Price | Per unit | Gross rent | GRM | Cap rate | Cashflow | House hack | Grade |
|---|---|---|---|---|---|---|---|---|
| 5495 Imperial AvenueSan Diego 92114 · 2×2bd · 1×3bd · 1×1bd | $1,100,000 | $275,000 | $9,264/mo | 9.9 | 5.23% | −$1,448/mo | $5,129/mo | A |
| 5479 Imperial AvenueSan Diego 92114 · 2×2bd · 1×3bd · 1×1bd | $1,100,000 | $275,000 | $9,252/mo | 9.9 | 5.22% | −$1,457/mo | $5,136/mo | A |
| 3724 Euclid AvenueSan Diego 92105 · 1×1bd · 1×2bd | $650,000 | $325,000 | $4,600/mo | 11.8 | 3.99% | −$1,529/mo | $4,317/mo | A |
| 4104 Arizona StreetSan Diego 92104 · 4 units | $1,550,000 | $387,500 | $9,996/mo | 12.9 | 3.41% | −$4,395/mo | $8,993/mo | B |
| 2774 Vista WayNational City 91950 · 4 units | $1,250,000 | $312,500 | $7,956/mo | 13.1 | 3.33% | −$3,626/mo | $7,314/mo | B |
| 406 Borden RoadSan Marcos 92069 · 2 units | $995,000 | $497,500 | $6,284/mo | 13.2 | 3.29% | −$2,923/mo | $7,059/mo | A |
| 4951 Genesee AvenueSan Diego 92117 · 4 units · house + ADU | $1,899,000 | $474,750 | $11,960/mo | 13.2 | 3.27% | −$5,605/mo | — | C |
| 405 Juniper StreetEscondido 92025 · 2×1bd · 1×2bd | $898,950 | $299,650 | $5,649/mo | 13.3 | 3.26% | −$2,663/mo | $5,664/mo | A |
| 909 Cleveland StreetOceanside 92054 · 4 units | $1,990,000 | $497,500 | $12,412/mo | 13.4 | 3.21% | −$5,967/mo | $11,789/mo | C |
| 1835 Rios AvenueChula Vista 91911 · 3 units | $1,299,999 | $433,333 | $8,085/mo | 13.4 | 3.20% | −$3,916/mo | $8,234/mo | B |
| 2027 E AvenueNational City 91950 · 3×2bd · 1×3bd | $1,599,000 | $399,750 | $9,848/mo | 13.5 | 3.14% | −$4,891/mo | $9,545/mo | C |
| 2683 C StSan Diego 92102 · 4 units | $1,600,000 | $400,000 | $9,836/mo | 13.6 | 3.13% | −$4,908/mo | $9,562/mo | C |
| 490 Lado De Loma DriveVista 92083 · 4 units | $2,425,000 | $606,250 | $14,784/mo | 13.7 | 3.08% | −$7,534/mo | $12,811/mo | C |
| 1546 MuirSan Diego 92107 · 2×2bd | $1,375,000 | $687,500 | $8,348/mo | 13.7 | 3.06% | −$4,299/mo | $9,885/mo | B |
| 3212 40Th Street ASan Diego 92105 · 2 units | $920,000 | $460,000 | $5,440/mo | 14.1 | 2.91% | −$2,988/mo | $6,670/mo | B |
| 2944 Webster AvenueSan Diego 92113 · 1×3bd · 1×2bd | $895,000 | $447,500 | $5,292/mo | 14.1 | 2.91% | −$2,907/mo | $6,489/mo | B |
| 5150 Muir AveSan Diego 92107 · 2×2bd | $1,375,000 | $687,500 | $8,126/mo | 14.1 | 2.91% | −$4,469/mo | $9,970/mo | B |
| 854 45th StreetSan Diego 92102 · 2×2bd | $825,000 | $412,500 | $4,870/mo | 14.1 | 2.90% | −$2,686/mo | $5,985/mo | A |
| 3827 Winona AveSan Diego 92105 · 3×2bd · 1×studio | $1,325,000 | $331,250 | $7,772/mo | 14.2 | 2.87% | −$4,352/mo | $8,134/mo | B |
| 641 Morrison StreetSan Diego 92102 · 1×3bd · 1×2bd · 1×studio | $1,095,000 | $365,000 | $6,357/mo | 14.4 | 2.81% | −$3,647/mo | $7,168/mo | B |
| 641 Morrison StreetSan Diego 92102 · 1×3bd · 1×2bd · 1×studio | $1,095,000 | $365,000 | $6,357/mo | 14.4 | 2.81% | −$3,647/mo | $7,168/mo | B |
| 4266 Cherokee AvenueSan Diego 92104 · 3 units | $1,198,000 | $399,333 | $6,948/mo | 14.4 | 2.81% | −$3,995/mo | $7,846/mo | B |
| 3964 Delta StreetSan Diego 92113 · 3 units · house + ADU | $1,150,000 | $383,333 | $6,663/mo | 14.4 | 2.80% | −$3,840/mo | — | B |
| 2520 Collier AvenueSan Diego 92116 · 4 units | $1,895,000 | $473,750 | $10,980/mo | 14.4 | 2.80% | −$6,329/mo | $11,712/mo | C |
| 4319 Swift AvenueSan Diego 92104 · 3×2bd | $1,449,000 | $483,000 | $8,388/mo | 14.4 | 2.80% | −$4,845/mo | $9,498/mo | C |
| 505 4th StreetNational City 91950 · 3 units · house + ADU | $1,749,000 | $583,000 | $10,110/mo | 14.4 | 2.79% | −$5,859/mo | — | C |
| 1525 42nd StreetSan Diego 92113 · 1×2bd · 1×1bd | $765,000 | $382,500 | $4,372/mo | 14.6 | 2.73% | −$2,601/mo | $5,604/mo | B |
| 3019 Martin AvenueSan Diego 92113 · 3 units | $1,299,995 | $433,332 | $7,329/mo | 14.8 | 2.66% | −$4,498/mo | $8,622/mo | C |
| 3950 C StreetSan Diego 92102 · 2×2bd | $850,000 | $425,000 | $4,730/mo | 15.0 | 2.59% | −$2,989/mo | $6,277/mo | B |
| 3150 National AveSan Diego 92113 · 3 units | $1,250,000 | $416,667 | $6,894/mo | 15.1 | 2.55% | −$4,443/mo | $8,370/mo | C |
| 159 Walker WayVista 92083 · 2×2bd | $895,000 | $447,500 | $4,892/mo | 15.2 | 2.50% | −$3,215/mo | $6,643/mo | B |
| 3975 8th AvenueSan Diego 92103 · 2×2bd | $1,249,000 | $624,500 | $6,794/mo | 15.3 | 2.48% | −$4,512/mo | $9,283/mo | C |
| 742 Morrison StreetSan Diego 92102 · 2 units | $725,000 | $362,500 | $3,922/mo | 15.4 | 2.45% | −$2,635/mo | $5,280/mo | B |
| 1380 Fern AvenueImperial Beach 91932 · 2 units | $1,050,000 | $525,000 | $5,638/mo | 15.5 | 2.41% | −$3,850/mo | $7,832/mo | C |
| 230 Zenith StreetChula Vista 91911 · 3 units | $1,370,000 | $456,667 | $7,254/mo | 15.7 | 2.34% | −$5,102/mo | $9,328/mo | C |
| 1831 Felton StreetSan Diego 92102 · 2 units | $1,149,999 | $575,000 | $6,040/mo | 15.9 | 2.30% | −$4,320/mo | $8,630/mo | C |
| 4779 Castle AvenueSan Diego 92105 · 2 units · house + ADU | $835,000 | $417,500 | $4,370/mo | 15.9 | 2.29% | −$3,149/mo | $6,273/mo | B |
| 311 Zenith StreetChula Vista 91911 · 4 units | $2,199,000 | $549,750 | $11,456/mo | 16.0 | 2.26% | −$8,333/mo | $14,333/mo | C |
| 639 Kaylyn WaySan Marcos 92069 · 2 units | $999,999 | $500,000 | $5,108/mo | 16.3 | 2.17% | −$3,868/mo | $7,560/mo | C |
| 1040 Golden RoadEncinitas 92024 · 2 units | $1,595,000 | $797,500 | $8,104/mo | 16.4 | 2.14% | −$6,202/mo | $11,051/mo | C |
| 3313 38th Street #3313San Diego 92105 · 2 units | $1,100,000 | $550,000 | $5,582/mo | 16.4 | 2.14% | −$4,283/mo | $8,330/mo | C |
| 408 Shirley DriveSan Marcos 92069 · 2×3bd | $1,250,000 | $625,000 | $6,244/mo | 16.7 | 2.07% | −$4,944/mo | $9,505/mo | C |
| 3327 Polk AvenueSan Diego 92104 · 3 units | $1,590,000 | $530,000 | $7,833/mo | 16.9 | 2.00% | −$6,373/mo | $11,126/mo | C |
| 458 L Street #458-460Chula Vista 91911 · 2 units | $1,100,000 | $550,000 | $5,408/mo | 17.0 | 1.99% | −$4,417/mo | $8,397/mo | C |
| 249 Del Mar Avenue #201Chula Vista 91910 · 3 units | $1,789,000 | $596,333 | $8,763/mo | 17.0 | 1.98% | −$7,209/mo | $12,407/mo | C |
| 1254 13th Street #1-2Imperial Beach 91932 · 1×2bd · 1×studio · house + ADU | $935,000 | $467,500 | $4,526/mo | 17.2 | 1.92% | −$3,809/mo | $7,165/mo | C |
| 2005 Camino RainbowFallbrook 92028 · 2 units | $1,150,000 | $575,000 | $5,512/mo | 17.4 | 1.88% | −$4,727/mo | $8,833/mo | C |
| 4240 Gamma StreetSan Diego 92113 · 3 units | $1,199,000 | $399,667 | $5,718/mo | 17.5 | 1.86% | −$4,951/mo | $8,487/mo | C |
| 1221 Florida StreetImperial Beach 91932 · 3×2bd | $1,525,000 | $508,333 | $7,059/mo | 18.0 | 1.73% | −$6,461/mo | $10,905/mo | C |
| 1526 Broadway StreetEscondido 92026 · 3 units | $1,575,000 | $525,000 | $7,221/mo | 18.2 | 1.69% | −$6,726/mo | $11,297/mo | C |
| 2351 Modesto StreetSan Diego 92105 · 2 units | $1,200,000 | $600,000 | $5,460/mo | 18.3 | 1.65% | −$5,157/mo | $9,330/mo | C |
| 630 Juniper StreetEscondido 92025 · 4×2bd | $2,099,000 | $524,750 | $9,540/mo | 18.3 | 1.65% | −$9,029/mo | $14,487/mo | C |
| 630 Juniper StreetEscondido 92025 · 4×2bd | $2,099,000 | $524,750 | $9,540/mo | 18.3 | 1.65% | −$9,029/mo | $14,487/mo | C |
| 10480 Greenford DriveSan Diego 92126 · 3 units · house + ADU | $1,490,000 | $496,667 | $6,657/mo | 18.7 | 1.58% | −$6,498/mo | — | C |
| 4220 40th StreetSan Diego 92105 · 2 units | $1,100,000 | $550,000 | $4,846/mo | 18.9 | 1.52% | −$4,850/mo | $8,614/mo | C |
| 2016 10th StreetNational City 91950 · 2 units | $850,000 | $425,000 | $3,740/mo | 18.9 | 1.52% | −$3,751/mo | $6,658/mo | C |
| 4597 Long Branch Avenue #2San Diego 92107 · 2×studio | $975,000 | $487,500 | $4,286/mo | 19.0 | 1.51% | −$4,305/mo | $7,638/mo | C |
| 3620 Wild Oats LaneBonita 91902 · 2 units · house + ADU | $1,700,000 | $850,000 | $7,340/mo | 19.3 | 1.42% | −$7,640/mo | $9,238/mo | C |
| 464 7th StreetImperial Beach 91932 · 2×2bd | $1,325,000 | $662,500 | $5,506/mo | 20.1 | 1.29% | −$6,096/mo | $10,502/mo | C |
| 303 F StreetEncinitas 92024 · 2×2bd | $1,895,000 | $947,500 | $7,824/mo | 20.2 | 1.26% | −$8,759/mo | $11,796/mo | C |
| 1034 3rd StreetEncinitas 92024 · 3 units | $2,495,000 | $831,667 | $10,251/mo | 20.3 | 1.25% | −$11,571/mo | $13,072/mo | C |
| 2421 Brant StreetSan Diego 92101 · 2 units | $1,899,995 | $949,998 | $7,774/mo | 20.4 | 1.23% | −$8,836/mo | $11,826/mo | C |
| 2421 Brant StreetSan Diego 92101 · 2 units | $1,899,995 | $949,998 | $7,774/mo | 20.4 | 1.23% | −$8,836/mo | $11,826/mo | C |
| 3364 A Street #3366San Diego 92102 · 2×2bd | $1,275,000 | $637,500 | $5,160/mo | 20.6 | 1.19% | −$5,973/mo | $10,160/mo | C |
| 916 Imperial Beach Blvd.Imperial Beach 91932 · 2 units | $1,100,000 | $550,000 | $4,420/mo | 20.7 | 1.16% | −$5,178/mo | $8,778/mo | C |
| 916 Imperial Beach Blvd.Imperial Beach 91932 · 2 units | $1,100,000 | $550,000 | $4,416/mo | 20.8 | 1.16% | −$5,181/mo | $8,779/mo | C |
| 4363 Temecula StreetSan Diego 92107 · 2 units | $1,499,999 | $750,000 | $6,004/mo | 20.8 | 1.15% | −$7,078/mo | $11,657/mo | D |
| 349 G StreetCoronado 92118 · 2 units · 2 parcels | $3,599,000 | $1,799,500 | $14,128/mo | 21.2 | 1.08% | −$17,198/mo | — | D |
| 4474 Cape May AvenueSan Diego 92107 · 3 units · house + ADU | $2,495,000 | $831,667 | $9,744/mo | 21.3 | 1.06% | −$11,961/mo | — | D |
| 1805 Mackinnon AvenueCardiff-by-the-Sea 92007 · 2 units | $2,795,000 | $1,397,500 | $10,852/mo | 21.5 | 1.04% | −$13,448/mo | $12,543/mo | D |
| 4375 Temecula StreetSan Diego 92107 · 2 units | $1,599,999 | $800,000 | $6,136/mo | 21.7 | 0.99% | −$7,757/mo | $11,819/mo | D |
| 3258 Tyler StreetCarlsbad 92008 · 2 units | $1,390,000 | $695,000 | $5,128/mo | 22.6 | 0.86% | −$6,895/mo | $11,267/mo | D |
| 3606 FloridaSan Diego 92104 · 2 units · house + ADU | $1,299,000 | $649,500 | $4,784/mo | 22.6 | 0.85% | −$6,450/mo | $9,340/mo | D |
| 728 Jamaica CourtSan Diego 92109 · 2 units | $2,999,000 | $1,499,500 | $10,978/mo | 22.8 | 0.83% | −$14,943/mo | $12,928/mo | D |
| 720 3rdEncinitas 92024 · 3 units | $3,349,000 | $1,116,333 | $11,733/mo | 23.8 | 0.69% | −$17,092/mo | $14,126/mo | D |
| 721 Del Mar AvenueChula Vista 91910 · 2×2bd | $1,500,000 | $750,000 | $5,246/mo | 23.8 | 0.68% | −$7,662/mo | $11,949/mo | D |
| 1909 Freeman StreetOceanside 92054 · 2 units | $1,875,000 | $937,500 | $6,508/mo | 24.0 | 0.66% | −$9,616/mo | $12,260/mo | D |
| 3569 Monroe AvenueSan Diego 92116 · 2 units · house + ADU | $1,399,000 | $699,500 | $4,778/mo | 24.4 | 0.61% | −$7,235/mo | $9,555/mo | D |
| 1817 Sunset Cliffs BlvdSan Diego 92107 · 2 units | $1,750,000 | $875,000 | $5,858/mo | 24.9 | 0.54% | −$9,141/mo | $12,244/mo | D |
| CarlsbadCarlsbad 92008 · 2 units | $2,000,000 | $1,000,000 | $6,670/mo | 25.0 | 0.53% | −$10,466/mo | $12,463/mo | D |
| 4448 Ohio StreetSan Diego 92116 · 3 units | $2,500,000 | $833,333 | $7,962/mo | 26.2 | 0.39% | −$13,372/mo | $14,257/mo | D |
| 4683 Cape May AvenueSan Diego 92107 · 2 units | $2,749,999 | $1,375,000 | $7,894/mo | 29.0 | 0.10% | −$15,375/mo | $13,586/mo | D |
| 429 Nautilus StreetLa Jolla 92037 · 2 units | $4,999,995 | $2,499,998 | $13,452/mo | 31.0 | -0.06% | −$28,647/mo | $16,227/mo | D |
| 5153 Muir AvenueSan Diego 92107 · 2 units | $3,599,000 | $1,799,500 | $9,498/mo | 31.6 | -0.11% | −$20,763/mo | $14,773/mo | D |
| 5153 Muir AvenueSan Diego 92107 · 2 units | $3,699,000 | $1,849,500 | $9,498/mo | 32.5 | -0.18% | −$21,543/mo | $14,985/mo | D |
| 3135 Valley ParkwayEscondido 92027 · 2 units | $2,899,000 | $1,449,500 | $7,342/mo | 32.9 | -0.21% | −$16,963/mo | $14,116/mo | D |
House hack = your monthly cost to live in the lowest-rent unit with an FHA loan (3.5% down up to HUD's San Diego County limit), after rent from the other units. Each listing page shows how it's figured.
5+ units
| Property | Price | Per unit | Gross rent | GRM | Cap rate | Cashflow | Grade |
|---|---|---|---|---|---|---|---|
| 1010 Clearbrook LaneVista 92084 · 40 units | $13,250,000 | $331,250 | $116,400/mo | 9.5 | 5.57% | −$13,737/mo | B |
| 3610 Logan AvenueSan Diego 92113 · 3×2bd · 1×1bd · 1×studio | $1,300,000 | $260,000 | $10,565/mo | 10.3 | 4.96% | −$2,006/mo | A |
| 2234 National AvenueSan Diego 92113 · 6×1bd | $1,320,000 | $220,000 | $10,674/mo | 10.3 | 4.92% | −$2,078/mo | A |
| 3753 42nd StreetSan Diego 92105 · 1×4bd · 1×2bd · 1×1bd · 2×studio | $1,250,000 | $250,000 | $10,050/mo | 10.4 | 4.88% | −$2,013/mo | A |
| 4010 Illinois StSan Diego 92104 · 5×1bd · 1×3bd | $2,000,000 | $333,333 | $15,948/mo | 10.5 | 4.82% | −$3,322/mo | A |
| 1704 B AvenueNational City 91950 · 4×1bd · 1×studio | $1,200,000 | $240,000 | $9,440/mo | 10.6 | 4.72% | −$2,093/mo | A |
| 1014 47th StreetSan Diego 92102 · 5 units | $1,450,000 | $290,000 | $11,040/mo | 10.9 | 4.49% | −$2,811/mo | A |
| 2409 Fleetwood StreetSan Diego 92111 · 5×2bd · house + ADU | $2,200,000 | $440,000 | $16,355/mo | 11.2 | 4.32% | −$4,569/mo | B |
| 1225 3rdChula Vista 91911 · 10×1bd | $2,850,000 | $285,000 | $20,900/mo | 11.4 | 4.23% | −$6,140/mo | C |
| 678 Jefferson AvenueChula Vista 91910 · 5 units | $1,300,000 | $260,000 | $9,460/mo | 11.5 | 4.17% | −$2,857/mo | A |
| 330 Horne StreetOceanside 92054 · 1×studio · 13×1bd · 1×2bd · 6×2bd | $9,500,000 | $452,381 | $67,053/mo | 11.8 | 3.97% | −$22,480/mo | C |
| 4209 Wilson AvenueSan Diego 92104 · 3×2bd · 2×1bd | $1,699,000 | $339,800 | $11,790/mo | 12.0 | 3.86% | −$4,176/mo | B |
| 4209 Wilson AvenueSan Diego 92104 · 3×2bd · 2×1bd | $1,700,000 | $340,000 | $11,790/mo | 12.0 | 3.86% | −$4,184/mo | B |
| 3544 Del Rey StreetSan Diego 92109 · 4×studio · 3×2bd · 6×1bd | $3,500,000 | $269,231 | $23,608/mo | 12.4 | 3.68% | −$9,126/mo | C |
| 3018 44th Street #3San Diego 92105 · 8×1bd | $2,200,000 | $275,000 | $14,616/mo | 12.5 | 3.59% | −$5,908/mo | C |
| 2720 Figueroa BoulevardSan Diego 92109 · 6×2bd | $2,495,000 | $415,833 | $16,386/mo | 12.7 | 3.52% | −$6,847/mo | C |
| 849 Emerald StreetSan Diego 92109 · 4×2bd · 3×1bd | $4,595,000 | $656,429 | $28,833/mo | 13.3 | 3.25% | −$13,645/mo | C |
| 4154 Estrella AvenueSan Diego 92105 · 1×2bd · 3×1bd · 2×studio | $1,700,000 | $283,333 | $10,644/mo | 13.3 | 3.24% | −$5,066/mo | C |
| 4341 Texas StreetSan Diego 92104 · 9 units | $3,450,000 | $383,333 | $20,592/mo | 14.0 | 2.97% | −$11,058/mo | C |
| 2652 Jefferson StreetCarlsbad 92008 · 7 units | $3,900,000 | $557,143 | $23,044/mo | 14.1 | 2.91% | −$12,680/mo | C |
| 165 Sanford StreetEncinitas 92024 · 6 units · 3 parcels | $6,800,000 | $1,133,333 | $39,786/mo | 14.2 | 2.86% | −$22,412/mo | C |
| 4217 3rd AvenueSan Diego 92103 · 5 units | $2,500,000 | $500,000 | $13,760/mo | 15.1 | 2.54% | −$8,907/mo | C |
| 3305 Clairemont Mesa BlvdSan Diego 92117 · 6 units | $3,475,000 | $579,167 | $18,678/mo | 15.5 | 2.42% | −$12,727/mo | C |
| 4153 Utah StreetSan Diego 92104 · 5 units | $2,450,000 | $490,000 | $13,050/mo | 15.6 | 2.37% | −$9,065/mo | C |
| 1240 Holly AvenueImperial Beach 91932 · 2×2bd · 2×3bd · 1×2bd | $2,600,000 | $520,000 | $13,450/mo | 16.1 | 2.23% | −$9,926/mo | C |
| 215 Lolita StreetEncinitas 92024 · 5 units | $2,795,000 | $559,000 | $11,380/mo | 20.5 | 1.21% | −$13,041/mo | C |
| 3056 Carlsbad BoulevardCarlsbad 92008 · 9 units · 2 parcels | $6,300,000 | $700,000 | $19,602/mo | 26.8 | 0.33% | −$34,053/mo | D |
Five or more units take a commercial loan; cashflow here still uses the default terms above.
How the units are counted
From the county's parcel record first (all the parcels a sale includes), then the MLS, then the listing's own description. Houses with ADUs count each unit. When sources disagree, the listing page says so. 26 more listings are typed as multifamily but aren't priced unit by unit here: mostly a mixed-use building, a house with an ADU whose unit count nothing confirms, or sources that disagree on the count.
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