Quadplex with Detached
For Sale
$2,995,000
1177 Smith Avenue, Campbell, CA 95008
Mixed residential configuration includes garages, private patios, and a renovated vacant unit.
Property Size5,040 SF
Lot Size0.29 Acres
Days on Market50
Property Features for 1177 Smith Avenue
General Information
Standard status
Active
Size
5,040 SF
Lot size
0.29 Acres
Property subtype
Quadruplex
Units
Unit Mix
1 x 2BR/2BA, 3 x 2BR/1.5BA
Multifamily Units
4
Additional Details
Gross Income
$174,240
Amenities
Gas
Washer/Dryer
Washer/Dryer - Some Units
Public Utilities, Composition
Building Details
Building Size
5,040 SF
Year Built
1980
Listing Agency:
Coldwell Banker Realty
(408) 757-5229
Listed By:
Anthony Boudreault
(408) 757-5229
Source:
Kw
Added: Jul 12
Changed: Aug 29
Last Checked: Aug 29 at 2:39PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1980, the property combines a 1,680-square-foot detached front house with three attached, townhome-style apartments. The front residence has four bedrooms, four bathrooms, and an attached two-car garage; its current arrangement includes a two-bedroom, two-bathroom area and two optional lock-off studios. Each rear apartment contains 1,120 square feet, two bedrooms, one and a half bathrooms, a garage, and a private patio. One renovated two-bedroom, two-bathroom portion of the front house is vacant.
The property occupies a 12,675-square-foot lot at 1177 Smith Avenue in Campbell’s San Tomas neighborhood. Interior features include gas service and washer/dryer installations, while the property has public utilities and composition exterior materials. Three rear apartments and the detached front residence provide a varied residential layout within the same parcel.
The property occupies a 12,675-square-foot lot at 1177 Smith Avenue in Campbell’s San Tomas neighborhood. Interior features include gas service and washer/dryer installations, while the property has public utilities and composition exterior materials. Three rear apartments and the detached front residence provide a varied residential layout within the same parcel.
Key Highlights
- 1,680‑square‑foot detached front house with 4 bedrooms, 4 bathrooms, and an attached 2‑car garage
- Three attached townhome‑style apartments, each with 1,120 square feet, 2 bedrooms, 1.5 bathrooms, a garage, and a private patio
- Front house includes a 2‑bedroom, 2‑bathroom configuration with 2 optional lock‑off studios
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
$112,353
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
3.75%
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%
$2,247,060
$2.2M
Cap Rate 7%
$1,605,043
$1.6M
Cap Rate 9%
$1,248,367
$1.2M
Market Conditions
NOI Build-Up for 5,040 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
$169.3K $33.60/SF
− Vacancy
−$8.8K −$1.75/SF
EGI
$160.5K $31.85/SF
− OpEx
−$48.2K −$9.55/SF
NOI
$112.4K $22.29/SF
Area
Santa Clara County, CA
Vacancy
5.22%
Lease Rate
$33.60 /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%
$2,247,060
Cap Rate 7%
$1,605,043
Cap Rate 9%
$1,248,367
Alternative Uses
Best Use
Multifamily LT 5
$1.61M
$1.40M – $1.87M
NOI $112,353 @ 7.0% cap · market cap 3.75%
Second Best
Apartment 5plus
$1.37M
$1.20M – $1.60M
NOI $95,800 @ 7.0% cap · market cap 3.20%
Theoretical Best
Office A
$3.04M
$2.66M – $3.55M
NOI $212,991 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
207
Businesses Nearby
Explore this area
Business Placement
Demographics for 95008, CA
49,038
Population
20,013
Households
2.5
Avg Household Size
39
Median Age
59%
College-Educated
93%
High-School Grad
6.5 sq mi
ZIP Area
7,544
Density / Sq Mi
$142,841
Median Household Income
$84,022
Median Earnings
$2,694
Median Rent
$1,578,800
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?
Quadplex - Mixed residential configuration includes garages, private patios, and a renovated vacant unit.
Where is this quadplex located?
The property is located at 1177 Smith Avenue Campbell, CA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: 1,680‑square‑foot detached front house with 4 bedrooms, 4 bathrooms, and an attached 2‑car garage; Three attached townhome‑style apartments, each with 1,120 square feet, 2 bedrooms, 1.5 bathrooms, a garage, and a private patio; Front house includes a 2‑bedroom, 2‑bathroom configuration with 2 optional lock‑off studios
