20-Unit Apartment
For Sale
$5,550,000
4567 Hamilton, San Jose, CA 95130
Apartment property with a broad unit mix near Westgate Center and major technology employers.
Property Size15,209 SF
Lot Size0.48 Acres
Price / SF$364.92
Days on Market29
Property Features for 4567 Hamilton
General Information
Standard status
Active
Size
15,209 SF
Total Parking Spaces
22
Lot size
0.48 Acres
Property subtype
Residential Income
Units
Unit Mix
10 x 1BR/1BA, 8 x 2BR/1BA, 1 x 2BR/2BA, 1 x 3BR/2BA
Multifamily Units
20
Building Details
Building Size
15,209 SF
Year Built
1963
Listing Agency:
(415) 317-5888
Listed By:
The Wiley Team
(415) 317-5888
Source:
Sanfranciscorealestategroup.idxbroker
Added: Aug 1
Changed: Aug 15
Last Checked: Aug 28 at 7:03AM
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 The Wiley Team
Investment Insights
Based on property information with market context.
Built in 1963, the property contains 15,209 gross rentable square feet on a 21,000-square-foot lot. The 20-unit configuration includes ten one-bedroom, one-bathroom apartments; eight two-bedroom, one-bathroom apartments; one two-bedroom, two-bathroom apartment; and one three-bedroom, two-bathroom apartment.
Parkview Apartments is located one block from Westgate Center, near the Campbell and Saratoga borders. The surrounding area includes major technology employers and education institutions, providing established employment and institutional context for the property.
Parkview Apartments is located one block from Westgate Center, near the Campbell and Saratoga borders. The surrounding area includes major technology employers and education institutions, providing established employment and institutional context for the property.
Key Highlights
- 15,209 gross rentable square feet on a 21,000 square foot lot
- 20 total units: ten 1BR/1BA, eight 2BR/1BA, one 2BR/2BA, and one 3BR/2BA
- Built in 1963
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
$316,346
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
5.70%
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%
$6,326,920
$6.3M
Cap Rate 7%
$4,519,229
$4.5M
Cap Rate 9%
$3,514,956
$3.5M
Market Conditions
NOI Build-Up for 15,209 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
$602.3K $39.60/SF
− Vacancy
−$27.1K −$1.78/SF
EGI
$575.2K $37.82/SF
− OpEx
−$258.8K −$17.02/SF
NOI
$316.3K $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%
$6,326,920
Cap Rate 7%
$4,519,229
Cap Rate 9%
$3,514,956
Alternative Uses
Best Use
Apartment 5plus
$4.52M
$3.95M – $5.27M
NOI $316,346 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.19M
$8.04M – $10.72M
NOI $642,963 @ 7.0% cap · market cap 11.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
Location Intelligence
Trade Area within ½ mile
1,063
Businesses Nearby
Explore this area
Business Placement
Demographics for 95130, CA
13,584
Population
5,019
Households
2.7
Avg Household Size
40
Median Age
60%
College-Educated
95%
High-School Grad
1.4 sq mi
ZIP Area
9,703
Density / Sq Mi
$155,787
Median Household Income
$77,174
Median Earnings
$2,273
Median Rent
$1,774,900
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 - Apartment property with a broad unit mix near Westgate Center and major technology employers.
Where is this apartment building located?
The property is located at 4567 Hamilton San Jose, CA.
What is the asking price?
The asking price for this property is $5,550,000.
What are key features of this property?
This property features: 15,209 gross rentable square feet on a 21,000 square foot lot; 20 total units: ten 1BR/1BA, eight 2BR/1BA, one 2BR/2BA, and one 3BR/2BA; Built in 1963
