Upgraded Four-Unit
For Sale
$1,895,000
35 Lavonne Dr, Campbell, CA 95008
Remodeled interiors and building-wide improvements support a well-maintained multifamily asset near downtown Campbell.
Property Size3,535 SF
Price / SF$536.07
Days on Market34
Property Features for 35 Lavonne Dr
General Information
Standard status
Active
Size
3,535 SF
Property subtype
Business Opportunity
Building Details
Year Built
1963
Listing Agency:
SiliconValley MultiFamilyGroup
(408) 356-1900
Listed By:
Michael Shields · License #01327546
Source:
Homeisv
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 29 at 8:12PM
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 SiliconValley MultiFamilyGroup
Investment Insights
Based on property information with market context.
This four-unit multifamily property at 35 Lavonne Dr in Campbell contains 3,535 square feet and was built in 1963. The unit mix includes one three-bedroom, two-bath residence, two one-bedroom, one-bath residences, and one two-bedroom, one-bath residence. Select apartments feature remodeled kitchens, contemporary finishes, and laminate flooring. Property-wide improvements include partial copper piping, dual-pane windows, automatic garages with touchpad access, and a coded security gate. The three-bedroom unit includes two garages.
The property is 1.4 miles from downtown Campbell and is near major commuter routes, employment centers, Los Gatos Creek Trail, and local parks. Freeway access supports travel throughout the region. Current rents are in place across the four residences, providing an operating multifamily asset for investors or owner-users.
The property is 1.4 miles from downtown Campbell and is near major commuter routes, employment centers, Los Gatos Creek Trail, and local parks. Freeway access supports travel throughout the region. Current rents are in place across the four residences, providing an operating multifamily asset for investors or owner-users.
Key Highlights
- Four‑unit multifamily property with 3,535 square feet, built in 1963
- Unit mix: (1) 3bd/2bath, (2) 1bd/1bath, and (1) 2bd/1bath
- Three‑bedroom unit includes 2 garages
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
$78,803
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
4.16%
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%
$1,576,060
$1.6M
Cap Rate 7%
$1,125,757
$1.1M
Cap Rate 9%
$875,589
$875.6K
Market Conditions
NOI Build-Up for 3,535 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
$118.8K $33.60/SF
− Vacancy
−$6.2K −$1.75/SF
EGI
$112.6K $31.85/SF
− OpEx
−$33.8K −$9.55/SF
NOI
$78.8K $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%
$1,576,060
Cap Rate 7%
$1,125,757
Cap Rate 9%
$875,589
Alternative Uses
Best Use
Multifamily LT 5
$1.13M
$985.0K – $1.31M
NOI $78,803 @ 7.0% cap · market cap 4.16%
Second Best
Apartment 5plus
$959.9K
$839.9K – $1.12M
NOI $67,193 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$2.13M
$1.87M – $2.49M
NOI $149,389 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
676
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
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 - Remodeled interiors and building-wide improvements support a well-maintained multifamily asset near downtown Campbell.
Where is this quadplex located?
The property is located at 35 Lavonne Dr Campbell, CA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: Four‑unit multifamily property with 3,535 square feet, built in 1963; Unit mix: (1) 3bd/2bath, (2) 1bd/1bath, and (1) 2bd/1bath; Three‑bedroom unit includes 2 garages
