Concrete Storefront Retail
For Sale
$745,000
420 E Santa Clara St, San Jose, CA 95113
Commercial Sale, San Jose, CA
Property Size2,430 SF
Lot Size0.06 Acres
Price / SF$306.58
Days on Market208
Property Features for 420 E Santa Clara St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
comm
Subdivision
Downtown
Lot features
Business District
Directions
E. Santa Clara and 10th St
Standard status
Active
APN
46725003 01
Size
2,430 SF
Lot size
0.06 Acres
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
1920
Flooring type
Wood
Building materials
Concrete
Roof type
Rolled Hot Mop
Listing Agency:
Independent Rl Est Brokers
(510) 276-7900
Listed By:
Gary Izard · License #01359320
(925) 309-9144
Added: Jan 28
Changed: Aug 24
Last Checked: Aug 24 at 6:06PM
MLS# 41122275
Copyright © 2026 Bay East. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2430-square-foot storefront retail property occupies a 0.0558-acre parcel in San Jose. The 1920 building has concrete construction, wood flooring, a rolled hot mop roof, forced-air heating, and central air conditioning. Its storefront format provides an established commercial setting for retail use.
The property is one block behind San Jose State University’s East Campus and sits near Highways 101, 280, and 87. VTA bus lines operate directly in front of the property, while Caltrain is nearby. San Jose International Airport is also within close proximity, adding regional transportation access to the surrounding urban location.
The property is one block behind San Jose State University’s East Campus and sits near Highways 101, 280, and 87. VTA bus lines operate directly in front of the property, while Caltrain is nearby. San Jose International Airport is also within close proximity, adding regional transportation access to the surrounding urban location.
Key Highlights
- 2430 SF storefront retail property on a 0.0558‑acre parcel
- Concrete construction with wood flooring
- Built in 1920 with a rolled hot mop roof
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
$65,638
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
8.81%
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%
$1,312,760
$1.3M
Cap Rate 7%
$937,686
$937.7K
Cap Rate 9%
$729,311
$729.3K
Market Conditions
NOI Build-Up for 2,430 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
$98.3K $40.44/SF
− Vacancy
−$4.5K −$1.85/SF
EGI
$93.8K $38.59/SF
− OpEx
−$28.1K −$11.58/SF
NOI
$65.6K $27.01/SF
Area
San Jose, CA
Vacancy
4.58%
Lease Rate
$40.44 /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%
$1,312,760
Cap Rate 7%
$937,686
Cap Rate 9%
$729,311
Alternative Uses
Best Use
Retail
$937.7K
$820.5K – $1.09M
NOI $65,638 @ 7.0% cap · market cap 8.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.47M
$1.28M – $1.71M
NOI $102,729 @ 7.0% cap · market cap 13.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,544
Businesses Nearby
107k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 45%
Shops & Services 32%
Dining 18%
Electronics 5%
Cardenas Market
Groceries
26,807 visits/mo
0.5 miles
Grocery Outlet Bargain Market
Groceries
21,340 visits/mo
0.2 miles
Rotten Robbie
Shops & Services
12,621 visits/mo
0.4 miles
Lee's Sandwiches
Dining
9,918 visits/mo
0.2 miles
7-Eleven
Shops & Services
7,347 visits/mo
0.4 miles
Demographics for 95113, CA
2,658
Population
1,850
Households
1.4
Avg Household Size
35
Median Age
67%
College-Educated
88%
High-School Grad
0.3 sq mi
ZIP Area
8,860
Density / Sq Mi
$140,938
Median Household Income
$101,706
Median Earnings
$2,914
Median Rent
$953,100
Median Home Value
Market
Vacancy Rate% for Retail in San Jose, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Rosies & Posies Downtown Florist & Flower Delivery — 98 Paseo de San Antonio, San Jose, CA 95113
- San Jose Floral — 109 e santa clara st, san jose, ca 95113
- Send Funeral Flowers San Jose — 88 n san pedro st, san jose, ca 95110
- Same Day Flower Delivery - San Jose — 123 e san carlos st, san jose, ca 95112
- Guilles Flowers Shop — 215 E Santa Clara St, San Jose, CA 95113
Frequently Asked Questions
What type of property is this?
Storefront property - Existing retail space features wood flooring, central air, forced-air heating, and direct access to VTA bus service.
Where is this storefront property located?
The property is located at 420 E Santa Clara St San Jose, CA.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: 2430 SF storefront retail property on a 0.0558‑acre parcel; Concrete construction with wood flooring; Built in 1920 with a rolled hot mop roof
