Ranch Quadplex with In-Unit
New
For Sale
$2,400,000
166 Michael DR, Campbell, CA 95008
Residential Income (2-4 units), Ranch, CAMPBELL, CA
Property Size4,510 SF
Lot Size0.18 Acres
Price / SF$532.15
Days on Market2
Property Features for 166 Michael DR
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
R-3
Bedrooms
9
Rooms
Bedroom 8, Bedroom 5, Bedroom 7, Bedroom 2, Bedroom 6, Bedroom 1, Bedroom 9, Bedroom 3, Bedroom 4
Parking features
Carport, On Street
Appliances
Appliances - Vary by Unit
Lot features
Grade - Mostly Level
Subdivision
Campbell
Standard status
Active
Size
4,510 SF
Lot size
0.18 Acres
Utilities
Heating system
Forced Air, Central, Wall Furnace
Cooling system
Central Air
Water source
Public
Amenities
in-unit washer/dryer
central air conditioning
Building Details
Year built
1970
Number of units
4
Flooring type
Hardwood, Linoleum, Carpet
Building materials
Wood Frame
Roof type
Metal
Architectural style
Ranch
Listing Agency:
KW Bay Area Estates · Keller Williams Realty
(408) 560-9000
Listed By:
Paul Prouty · License #01171285
(408) 806-3393
Added: Sep 15
Last Checked: Sep 16 at 12:06PM
MLS# ML82061394
Copyright © 2026 MLS Listings, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This ranch-style quadplex contains approximately 4,510 square feet of residential space on a 0.1832-acre lot. Built in 1970 with wood-frame construction, the property includes four units with individual combinations of carpet, hardwood, and linoleum flooring. Kitchen appliances vary by unit, while each residence has an in-unit washer and dryer and central air conditioning.
The property is located in Campbell, California, within the Cambrian Elementary school district and approximately 2 minutes from Pruneyard shopping center. R-3 zoning, public water service, metal roofing, and a parking setup that includes carports and on-street spaces add to the property's operating profile.
The property is located in Campbell, California, within the Cambrian Elementary school district and approximately 2 minutes from Pruneyard shopping center. R-3 zoning, public water service, metal roofing, and a parking setup that includes carports and on-street spaces add to the property's operating profile.
Key Highlights
- Four‑unit residential property with approximately 4,510 square feet
- 0.1832‑acre lot in Campbell, CA 95008
- R‑3 zoning and public water service
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
$100,538
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
4.19%
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%
$2,010,760
$2.0M
Cap Rate 7%
$1,436,257
$1.4M
Cap Rate 9%
$1,117,089
$1.1M
Market Conditions
NOI Build-Up for 4,510 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
$151.5K $33.60/SF
− Vacancy
−$7.9K −$1.75/SF
EGI
$143.6K $31.85/SF
− OpEx
−$43.1K −$9.55/SF
NOI
$100.5K $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%
$2,010,760
Cap Rate 7%
$1,436,257
Cap Rate 9%
$1,117,089
Alternative Uses
Best Use
Multifamily LT 5
$1.44M
$1.26M – $1.68M
NOI $100,538 @ 7.0% cap · market cap 4.19%
Second Best
Apartment 5plus
$1.22M
$1.07M – $1.43M
NOI $85,726 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$2.72M
$2.38M – $3.18M
NOI $190,593 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,512
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Four residential units offer central air, varied flooring, and unit-specific kitchen appliances.
Where is this quadplex located?
The property is located at 166 Michael DR Campbell, CA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Four‑unit residential property with approximately 4,510 square feet; 0.1832‑acre lot in Campbell, CA 95008; R‑3 zoning and public water service
