Leased Retail and Residential
For Sale
Contact for pricing
803 Lincoln Ave, San Jose, CA
Fully leased mixed-use property near downtown Willow Glen and San Jose.
Property Size7,825 SF
Lot Size0.16 Acres
Price / SF$504.79
Days on Market499
Property Features for 803 Lincoln Ave
General Information
Standard status
Active
Size
7,825 SF
Lot size
0.16 Acres
Property subtype
RETAIL
Listing Agency:
TRI Commercial | Silicon Valley
(408) 483-7750
Listed By:
Joshua Gispan · License #02006440
(408) 483-7750
Source:
Moodyscre
Added: Apr 1, 2025
Changed: Jul 6
Last Checked: Aug 11 at 2:21PM
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 TRI Commercial | Silicon Valley
Investment Insights
Based on property information with market context.
This mixed-use property features a retail building of approximately 7,825 square feet, fully leased to three tenants. Additionally, there are two fully leased residential units, one of 1,100 square feet and another of 1,200 square feet. The property is located on the fringe of downtown Willow Glen and near downtown San Jose. Situated on Lincoln Avenue, it serves as a gateway to the Willow Glen neighborhood and is in close proximity to numerous restaurants, retail amenities, and offices. The property offers convenient access to state highways 280 and 87. There is potential redevelopment opportunity.
Key Highlights
- Mixed‑use investment property.
- Fully leased retail and residential units providing immediate income.
- Located on Lincoln Avenue, the gateway to Willow Glen.
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
$211,365
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
5.35%
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%
$4,227,300
$4.2M
Cap Rate 7%
$3,019,500
$3.0M
Cap Rate 9%
$2,348,500
$2.3M
Market Conditions
NOI Build-Up for 7,825 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
$316.4K $40.44/SF
− Vacancy
−$14.5K −$1.85/SF
EGI
$301.9K $38.59/SF
− OpEx
−$90.6K −$11.58/SF
NOI
$211.4K $27.01/SF
Area
San Jose, CA
Vacancy
4.58%
Lease Rate
$40.44 /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%
$4,227,300
Cap Rate 7%
$3,019,500
Cap Rate 9%
$2,348,500
Alternative Uses
Best Use
Retail
$3.02M
$2.64M – $3.52M
NOI $211,365 @ 7.0% cap · market cap 5.35%
Second Best
Apartment 5plus
$2.33M
$2.03M – $2.71M
NOI $162,759 @ 7.0% cap · market cap 4.12%
Theoretical Best
Office A
$4.73M
$4.14M – $5.51M
NOI $330,803 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,620
Businesses Nearby
42k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 92%
Dining 8%
Chevron
Shops & Services
11,767 visits/mo
0.4 miles
76
Shops & Services
9,129 visits/mo
0.4 miles
Rotten Robbie
Shops & Services
7,121 visits/mo
0.4 miles
Cycle Gear
Shops & Services
5,858 visits/mo
0.5 miles
O'Reilly Auto Parts
Shops & Services
3,584 visits/mo
0.4 miles
Market
Vacancy Rate% for Retail in San Jose, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased mixed-use property near downtown Willow Glen and San Jose.
Where is this mixed-use property located?
The property is located at 803 Lincoln Ave San Jose, CA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Mixed‑use investment property.; Fully leased retail and residential units providing immediate income.; Located on Lincoln Avenue, the gateway to Willow Glen.
