Fourplex With Detached
For Sale
$1,510,000
3097 Pearl Avenue San, San Jose, CA 95136
Four-unit residential property with one vacant residence and detached off-street parking.
Property Size3,014 SF
Lot Size0.16 Acres
Price / SF$500
Days on Market186
Property Features for 3097 Pearl Avenue San
General Information
Standard status
Active
Size
3,014 SF
Total Parking Spaces
4
Lot size
0.16 Acres
Property subtype
Quadruplex
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Amenities
Wall Furnace
Public Utilities, Water - Public, Shingle
Building Details
Building Size
3,014 SF
Year Built
1963
Listing Agency:
PHP Group
(408) 780-5088
Listed By:
Tam Nguyen
(408) 780-5088
Source:
Kw
Added: Feb 27
Changed: Aug 30
Last Checked: Sep 1 at 12:29AM
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 PHP Group
Investment Insights
Based on property information with market context.
This fourplex contains 3,014 square feet of living space on a 7,150-square-foot lot, with four residences configured as two-bedroom, one-bath units. Three units are occupied, while the remaining residence is vacant. The property was built in 1963 and includes wall furnaces, public water and utilities, shingle exterior materials, and a detached four-car garage for off-street parking.
Located on Pearl Avenue in San Jose, the property offers access to major highways and freeways, along with proximity to supermarkets, restaurants, and big-box retailers. The vacant unit can be toured and provides flexibility for a new resident or owner occupancy.
Located on Pearl Avenue in San Jose, the property offers access to major highways and freeways, along with proximity to supermarkets, restaurants, and big-box retailers. The vacant unit can be toured and provides flexibility for a new resident or owner occupancy.
Key Highlights
- Four‑unit layout with four 2‑bedroom, 1‑bath residences
- 3,014 square feet of living space on a 7,150‑square‑foot lot
- Three units occupied; one unit vacant
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
$67,862
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
4.49%
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%
$1,357,240
$1.4M
Cap Rate 7%
$969,457
$969.5K
Cap Rate 9%
$754,022
$754.0K
Market Conditions
NOI Build-Up for 3,014 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
$101.3K $33.60/SF
− Vacancy
−$4.3K −$1.43/SF
EGI
$96.9K $32.17/SF
− OpEx
−$29.1K −$9.65/SF
NOI
$67.9K $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%
$1,357,240
Cap Rate 7%
$969,457
Cap Rate 9%
$754,022
Alternative Uses
Best Use
Multifamily LT 5
$969.5K
$848.3K – $1.13M
NOI $67,862 @ 7.0% cap · market cap 4.49%
Second Best
Apartment 5plus
$895.6K
$783.6K – $1.04M
NOI $62,691 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$1.82M
$1.59M – $2.12M
NOI $127,417 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
585
Businesses Nearby
Explore this area
Business Placement
Demographics for 95136, CA
45,971
Population
16,535
Households
2.8
Avg Household Size
38
Median Age
46%
College-Educated
88%
High-School Grad
5.2 sq mi
ZIP Area
8,841
Density / Sq Mi
$143,696
Median Household Income
$69,894
Median Earnings
$2,750
Median Rent
$1,104,300
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?
Quadplex - Four-unit residential property with one vacant residence and detached off-street parking.
Where is this quadplex located?
The property is located at 3097 Pearl Avenue San San Jose, CA.
What is the asking price?
The asking price for this property is $1,510,000.
What are key features of this property?
This property features: Four‑unit layout with four 2‑bedroom, 1‑bath residences; 3,014 square feet of living space on a 7,150‑square‑foot lot; Three units occupied; one unit vacant
