Multifamily Owner-User
For Sale
$3,999,000
870 Williams Way, Mountain View, CA 94040
Seven-unit Mountain View property includes an owner’s 3-bedroom home plus six income-producing residential units.
Property Size6,876 SF
Lot Size0.27 Acres
Price / SF$581.59
Days on Market72
Property Features for 870 Williams Way
General Information
Standard status
Active
Size
6,876 SF
Lot size
0.27 Acres
Property subtype
Multifamily
Occupancy
100%
Additional Details
Multifamily Units
7
Amenities
PRIME PRIDE OF OWNERSHIP USER OPPORTUNITY Live in a spacious 3-bed, 2.5-bath, 2,500 sq ft home with private backyard and garage while renting out six additional units.
DESIRABLE UNIT MIX Includes four 2-bed/1.5-bath townhome-style units with private outdoor space, two 1-bedroom units with selective upgrades, and a spacious 3-bed/2.5-bath owner's residence.
EXCELLENT LOCATION Minutes from Google, Apple, Meta, Intuit, LinkedIn, and other major tech employers, with convenient access to Caltrain, VTA, and downtown Mountain View.
OPENAI'S EXPANDING FOOTPRINT OpenAI recently executed a 10-year lease for approximately 450,000 square feet at 350 Ellis Street, just over two miles away, further cementing Mountain View's status as a premier technology destination and reinforcing long-term rental demand.
TOP-RATED SCHOOLS Located within the sought-after Mountain View Whisman School District, including Amy Imai Elementary and Mountain View High School.
STRONG LONG-TERM VALUE Surrounded by single-family homes averaging $2.04M within a two-mile radius, reflecting the sustained residential demand and neighborhood quality.
Building Details
Year Built
1964
Units
7
Tenancy
Multi
Listing Agency:
Marcus & Millichap - Palo Alto
Listed By:
Jimmy Castellanos · License #License(s): CA: 02024152
(650) 391-1777
Source:
Marcusmillichap
Added: Jun 26
Changed: Sep 3
Last Checked: Sep 5 at 3:53AM
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 Marcus & Millichap - Palo Alto
Investment Insights
Based on property information with market context.
A rare owner-user multifamily investment featuring a large 3-bedroom, approximately 2,500-square-foot single-family residence anchored by six income-producing residential units. Built in 1964, the property is situated on an approximately 11,562-square-foot parcel and totals approximately 6,876 rentable square feet.
The unit mix includes one expansive 3-bedroom/2.5-bath owner’s residence, one recently updated 1-bedroom unit, one 1-bedroom unit with a bonus room, and four townhome-style 2-bedroom/1.5-bath units of approximately 879 square feet each.
This configuration supports an owner who occupies the residence while collecting rental income from the additional units within the same property.
The unit mix includes one expansive 3-bedroom/2.5-bath owner’s residence, one recently updated 1-bedroom unit, one 1-bedroom unit with a bonus room, and four townhome-style 2-bedroom/1.5-bath units of approximately 879 square feet each.
This configuration supports an owner who occupies the residence while collecting rental income from the additional units within the same property.
Key Highlights
- Built in 1964, this seven‑unit Mountain View property includes a 2,500 SF owner’s 3‑bedroom home plus six additional income‑producing units.
- 6,876 rentable SF on an 11,562 SF parcel, with one 2,500 SF owner’s residence and six attached income units.
- Unit mix includes one recently updated 1‑bedroom unit and one 1‑bedroom unit with a bonus room.
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
$130,699
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
3.27%
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%
$2,613,980
$2.6M
Cap Rate 7%
$1,867,129
$1.9M
Cap Rate 9%
$1,452,211
$1.5M
Market Conditions
NOI Build-Up for 6,876 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
$247.5K $36.00/SF
− Vacancy
−$9.9K −$1.44/SF
EGI
$237.6K $34.56/SF
− OpEx
−$106.9K −$15.55/SF
NOI
$130.7K $19.01/SF
Area
Santa Clara County, CA
Vacancy
4.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$2,613,980
Cap Rate 7%
$1,867,129
Cap Rate 9%
$1,452,211
Alternative Uses
Best Use
Apartment 5plus
$1.87M
$1.63M – $2.18M
NOI $130,699 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.15M
$3.63M – $4.84M
NOI $290,580 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,451
Businesses Nearby
Explore this area
Business Placement
Demographics for 94040, CA
36,501
Population
16,963
Households
2.2
Avg Household Size
36
Median Age
78%
College-Educated
95%
High-School Grad
3.7 sq mi
ZIP Area
9,865
Density / Sq Mi
$184,494
Median Household Income
$120,047
Median Earnings
$3,017
Median Rent
$2,000,001
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?
Apartment building - Seven-unit Mountain View property includes an owner’s 3-bedroom home plus six income-producing residential units.
Where is this apartment building located?
The property is located at 870 Williams Way Mountain View, CA.
What is the asking price?
The asking price for this property is $3,999,000.
What are key features of this property?
This property features: Built in 1964, this seven‑unit Mountain View property includes a 2,500 SF owner’s 3‑bedroom home plus six additional income‑producing units.; 6,876 rentable SF on an 11,562 SF parcel, with one 2,500 SF owner’s residence and six attached income units.; Unit mix includes one recently updated 1‑bedroom unit and one 1‑bedroom unit with a bonus room.
