Four-Unit Multifamily
New
For Sale
$1,995,000
2256 Deborah DR, Santa Clara, CA 95050
All four residences share a two-bedroom, one-bath layout, with individual electric and gas meters.
Property Size3,008 SF
Lot Size0.15 Acres
Price / SF$663.23
Days on Market5
Property Features for 2256 Deborah DR
General Information
Standard status
Active
Size
3,008 SF
Lot size
0.15 Acres
Property subtype
Fourplex
Occupancy
100%
Financials
Asking Price
$1,995,000
Cap Rate
4.01%
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Parking per Unit
1
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$23,771
Building Details
Building Size
3,008 SF
Year Built
1962
Listing Agency:
Marcus & Millichap
Listed By:
Eymon Binesh · License #02060059
(650) 546-1030
Source:
Lynnnorth
Added: Sep 21
Changed: Sep 23
Last Checked: Sep 24 at 6:16PM
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 Marcus & Millichap
Investment Insights
Based on property information with market context.
Built in 1962, this Santa Clara multifamily property contains four residences across 3,008 square feet. Each unit offers two bedrooms and one bathroom, averaging 752 square feet. The property occupies a 0.15-acre site, and each residence has an attached garage. Electric and gas are separately metered for each unit.
All four units are occupied. In-place rents are approximately 9% below market, with a 4.01% cap rate and a 4.57% pro forma cap rate reported. The property is located in Santa Clara, California.
All four units are occupied. In-place rents are approximately 9% below market, with a 4.01% cap rate and a 4.57% pro forma cap rate reported. The property is located in Santa Clara, California.
Key Highlights
- Four units, each with 2 bedrooms and 1 bathroom; average unit size is 752 SF
- 3,008 SF multifamily property on a 0.15‑acre lot
- Attached garage parking for every unit
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
$64,146
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
3.22%
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%
$1,282,920
$1.3M
Cap Rate 7%
$916,371
$916.4K
Cap Rate 9%
$712,733
$712.7K
Market Conditions
NOI Build-Up for 3,008 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
$95.7K $31.80/SF
− Vacancy
−$4.0K −$1.34/SF
EGI
$91.6K $30.46/SF
− OpEx
−$27.5K −$9.14/SF
NOI
$64.1K $21.33/SF
Area
Santa Clara, CA
Vacancy
4.20%
Lease Rate
$31.80 /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%
$1,282,920
Cap Rate 7%
$916,371
Cap Rate 9%
$712,733
Alternative Uses
Best Use
Multifamily LT 5
$916.4K
$801.8K – $1.07M
NOI $64,146 @ 7.0% cap · market cap 3.22%
Second Best
Apartment 5plus
$812.7K
$711.1K – $948.2K
NOI $56,889 @ 7.0% cap · market cap 2.85%
Theoretical Best
Office A
$1.82M
$1.59M – $2.12M
NOI $127,118 @ 7.0% cap · market cap 6.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,314
Businesses Nearby
Explore this area
Business Placement
Demographics for 95050, CA
39,031
Population
16,674
Households
2.3
Avg Household Size
35
Median Age
54%
College-Educated
92%
High-School Grad
5.5 sq mi
ZIP Area
7,097
Density / Sq Mi
$130,051
Median Household Income
$73,578
Median Earnings
$2,522
Median Rent
$1,420,500
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?
Quadplex - All four residences share a two-bedroom, one-bath layout, with individual electric and gas meters.
Where is this quadplex located?
The property is located at 2256 Deborah DR Santa Clara, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Four units, each with 2 bedrooms and 1 bathroom; average unit size is 752 SF; 3,008 SF multifamily property on a 0.15‑acre lot; Attached garage parking for every unit
