Victorian Duplex with Covered
For Sale
$1,198,888
Pending
269 E Saint James Street, San Jose, CA 95112
Two separately accessed living areas occupy a historic San Jose residence with hardwood floors, high ceilings, and extensive original detailing.
Property Size2,160 SF
Days on Market369
Property Features for 269 E Saint James Street
General Information
Standard status
Pending
Size
2,160 SF
Property subtype
Multi Family
Additional Details
Public Transit
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$15,700
Amenities
covered front porch
hardwood floors
commercial-style kitchen
covered deck
large backyard
Building Details
Year Built
1885
Buildings
1
Construction
Victorian
Listing Agency:
John V. Pinto, Broker
Listed By:
John V. Pinto · License #00472007
(408) 829-4141
Source:
Exitrealty
Added: Aug 31, 2025
Changed: Sep 2
Last Checked: Sep 2 at 4:18PM
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 John V. Pinto, Broker
Investment Insights
Based on property information with market context.
Built in 1885, this 2,160-square-foot Victorian duplex contains a parlor-level residence and a finished basement unit, each with its own entrance. Interior features include 11-foot ceilings on the main level, hardwood flooring, large windows, original door and window trim, and a commercial-style kitchen. The property is currently owner-occupied.
Outdoor improvements include a covered front porch, ironwood stoops, wrought iron handrails, a decorative security fence, and a low-maintenance pavered front yard. The rear yard offers a large covered deck, substantial parking, and room to build an ADU.
The property is within walking distance of Downtown San Jose events, San Jose State University, City Hall, CalTrain, Amtrak, light rail, SAP Arena, and Japantown.
Outdoor improvements include a covered front porch, ironwood stoops, wrought iron handrails, a decorative security fence, and a low-maintenance pavered front yard. The rear yard offers a large covered deck, substantial parking, and room to build an ADU.
The property is within walking distance of Downtown San Jose events, San Jose State University, City Hall, CalTrain, Amtrak, light rail, SAP Arena, and Japantown.
Key Highlights
- 2,160‑square‑foot duplex built in 1885
- Parlor‑level and finished basement units have separate entrances
- 11‑foot ceilings, hardwood floors, large windows, and original trim
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
$48,634
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
4.06%
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%
$972,680
$972.7K
Cap Rate 7%
$694,771
$694.8K
Cap Rate 9%
$540,378
$540.4K
Market Conditions
NOI Build-Up for 2,160 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
$72.6K $33.60/SF
− Vacancy
−$3.1K −$1.43/SF
EGI
$69.5K $32.17/SF
− OpEx
−$20.8K −$9.65/SF
NOI
$48.6K $22.52/SF
Area
San Jose, CA
Vacancy
4.27%
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%
$972,680
Cap Rate 7%
$694,771
Cap Rate 9%
$540,378
Alternative Uses
Best Use
Multifamily LT 5
$694.8K
$607.9K – $810.6K
NOI $48,634 @ 7.0% cap · market cap 4.06%
Second Best
Apartment 5plus
$641.8K
$561.6K – $748.8K
NOI $44,928 @ 7.0% cap · market cap 3.75%
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $91,314 @ 7.0% cap · market cap 7.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
4,923
Businesses Nearby
Explore this area
Business Placement
Demographics for 95112, CA
60,754
Population
22,969
Households
2.6
Avg Household Size
33
Median Age
39%
College-Educated
82%
High-School Grad
7.3 sq mi
ZIP Area
8,322
Density / Sq Mi
$89,649
Median Household Income
$45,690
Median Earnings
$2,095
Median Rent
$956,300
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?
Duplex - Two separately accessed living areas occupy a historic San Jose residence with hardwood floors, high ceilings, and extensive original detailing.
Where is this duplex located?
The property is located at 269 E Saint James Street San Jose, CA.
What is the asking price?
The asking price for this property is $1,198,888.
What are key features of this property?
This property features: 2,160‑square‑foot duplex built in 1885; Parlor‑level and finished basement units have separate entrances; 11‑foot ceilings, hardwood floors, large windows, and original trim
