8-Unit Apartment Building
For Sale
$2,450,000
1285 Plum St, San Jose, CA 95110
Well-located 8-unit multifamily property on a quiet side street near major employers and San Jose State University.
Property Size4,794 SF
Days on Market92
Property Features for 1285 Plum St
General Information
Standard status
Active
Size
4,794 SF
Property subtype
Multifamily
Additional Details
Multifamily Units
8
Building Details
Building Size
4,794 SF
Year Built
1960
Tenancy
Multi
Listing Agency:
Compass
(650) 675-4825
Listed By:
Tyler Charron · License #CalDRE #02201795
Source:
Compass-cre
Added: Jun 2
Changed: Aug 31
Last Checked: Sep 1 at 4:16PM
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 Compass
Investment Insights
Based on property information with market context.
1285 Plum St. is a well-maintained 8-unit apartment building designed for steady residential income. The property is situated on a quiet side street, offering a more private setting while still being close to core activity in San Jose. Its small, manageable size can appeal to owners looking for a straightforward multifamily investment.
The building is located in the heart of San Jose, within close proximity to San Jose State University and downtown San Jose. The surrounding area supports a mix of employment, with thousands of both tech and blue-collar jobs nearby, which can be helpful for sustaining local rental demand.
This property may fit investors seeking a compact apartment asset with an emphasis on location-driven tenant attraction. Given the proximity to universities and major employment centers, it can be a practical choice for anyone looking to own a multifamily building in a high-demand part of San Jose.
The building is located in the heart of San Jose, within close proximity to San Jose State University and downtown San Jose. The surrounding area supports a mix of employment, with thousands of both tech and blue-collar jobs nearby, which can be helpful for sustaining local rental demand.
This property may fit investors seeking a compact apartment asset with an emphasis on location-driven tenant attraction. Given the proximity to universities and major employment centers, it can be a practical choice for anyone looking to own a multifamily building in a high-demand part of San Jose.
Key Highlights
- 8‑unit multifamily apartment building
- Year built: 1960
- Located on a quiet side street in San Jose
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
$99,715
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
4.07%
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%
$1,994,300
$2.0M
Cap Rate 7%
$1,424,500
$1.4M
Cap Rate 9%
$1,107,944
$1.1M
Market Conditions
NOI Build-Up for 4,794 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
$189.8K $39.60/SF
− Vacancy
−$8.5K −$1.78/SF
EGI
$181.3K $37.82/SF
− OpEx
−$81.6K −$17.02/SF
NOI
$99.7K $20.80/SF
Area
San Jose, CA
Vacancy
4.50%
Lease Rate
$39.60 /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%
$1,994,300
Cap Rate 7%
$1,424,500
Cap Rate 9%
$1,107,944
Alternative Uses
Best Use
Apartment 5plus
$1.42M
$1.25M – $1.66M
NOI $99,715 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.90M
$2.53M – $3.38M
NOI $202,667 @ 7.0% cap · market cap 8.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,577
Businesses Nearby
Explore this area
Business Placement
Demographics for 95110, CA
20,495
Population
7,568
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
81%
High-School Grad
4.6 sq mi
ZIP Area
4,455
Density / Sq Mi
$132,800
Median Household Income
$60,241
Median Earnings
$2,629
Median Rent
$947,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Well-located 8-unit multifamily property on a quiet side street near major employers and San Jose State University.
Where is this apartment building located?
The property is located at 1285 Plum St San Jose, CA.
What is the asking price?
The asking price for this property is $2,450,000.
What are key features of this property?
This property features: 8‑unit multifamily apartment building; Year built: 1960; Located on a quiet side street in San Jose
