Duplex with Private
New
For Sale
$1,480,000
185 Hollis AVE, Campbell, CA 95008
Two-unit property with separate private yards and enclosed garage access.
Property Size2,002 SF
Lot Size0.19 Acres
Days on Market7
Property Features for 185 Hollis AVE
General Information
Standard status
Active
Size
2,002 SF
Lot size
0.19 Acres
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/2BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$19,466
Amenities
private yard
enclosed garage
washer and dryer
Building Details
Building Size
2,002 SF
Year Built
1966
Listing Agency:
Marcus & Millichap
Listed By:
Carlos Azucena · License #01738155
(408) 205-2679
Source:
Lynnnorth
Added: Sep 16
Changed: Sep 18
Last Checked: Sep 21 at 7:46AM
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
Investment Insights
Based on property information with market context.
Built in 1966, this duplex includes one 2 bed / 1 bath residence measuring approximately 972 SqFt and one 3 bed / 2 bath residence measuring approximately 1,246 SqFt. The property occupies a 0.19-acre lot, or 8,320 SqFt, with private outdoor space for each unit. An enclosed garage includes a washer and dryer, and street parking is available throughout the neighborhood.
The property is next to Campbell Plaza, a shopping center with over 20 shops and services, including Safeway, Dollar Tree, and CineLux Plaza Theater. Winchester Light Rail Station is nearby, with direct transit to Downtown San Jose and Levi's Stadium. Downtown Campbell, the Pruneyard Shopping Center, and Downtown Los Gatos are within a short drive.
The property is next to Campbell Plaza, a shopping center with over 20 shops and services, including Safeway, Dollar Tree, and CineLux Plaza Theater. Winchester Light Rail Station is nearby, with direct transit to Downtown San Jose and Levi's Stadium. Downtown Campbell, the Pruneyard Shopping Center, and Downtown Los Gatos are within a short drive.
Key Highlights
- Duplex built in 1966 with two residential units
- Unit mix includes (1) 2 bed / 1 bath at approximately 972 SqFt
- Second unit offers (1) 3 bed / 2 bath at approximately 1,246 SqFt
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
$44,629
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
3.02%
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%
$892,580
$892.6K
Cap Rate 7%
$637,557
$637.6K
Cap Rate 9%
$495,878
$495.9K
Market Conditions
NOI Build-Up for 2,002 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
$67.3K $33.60/SF
− Vacancy
−$3.5K −$1.75/SF
EGI
$63.8K $31.85/SF
− OpEx
−$19.1K −$9.55/SF
NOI
$44.6K $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%
$892,580
Cap Rate 7%
$637,557
Cap Rate 9%
$495,878
Alternative Uses
Best Use
Multifamily LT 5
$637.6K
$557.9K – $743.8K
NOI $44,629 @ 7.0% cap · market cap 3.02%
Second Best
Apartment 5plus
$543.6K
$475.7K – $634.2K
NOI $38,054 @ 7.0% cap · market cap 2.57%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,605 @ 7.0% cap · market cap 5.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,348
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with separate private yards and enclosed garage access.
Where is this duplex located?
The property is located at 185 Hollis AVE Campbell, CA.
What is the asking price?
The asking price for this property is $1,480,000.
What are key features of this property?
This property features: Duplex built in 1966 with two residential units; Unit mix includes (1) 2 bed / 1 bath at approximately 972 SqFt; Second unit offers (1) 3 bed / 2 bath at approximately 1,246 SqFt
