Six-Unit Apartment
New
For Sale
$1,650,000
460 S Buena Vista AVE, San Jose, CA 95126
Six one-bedroom, one-bath apartments with private rear access and on-site laundry support efficient residential operations.
Property Size2,852 SF
Lot Size0.25 Acres
Price / SF$578.54
Days on Market5
Property Features for 460 S Buena Vista AVE
General Information
Standard status
Active
Size
2,852 SF
Lot size
0.25 Acres
Property subtype
FiveOrMoreUnits
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
6 x 1BR/1BA
Multifamily Units
6
Amenities
on-site laundry room
Building Details
Building Size
2,852 SF
Year Built
1951
Listing Agency:
Compass
Listed By:
Tony Zizzo · License #01962093
(650) 770-8356
Source:
Lynnnorth
Added: Sep 18
Changed: Sep 20
Last Checked: Sep 21 at 8:03AM
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 Compass
Investment Insights
Based on property information with market context.
This six-unit apartment property at 460 S Buena Vista Ave in San Jose includes an all one-bedroom, one-bath unit mix within 2,852 square feet. The 0.25-acre site was developed in 1951, with apartments averaging 475 square feet. Interior features include open-concept layouts, gas stoves, wall heaters, and private back doors. Designated parking and an on-site laundry room add functional resident amenities.
Gas and electric service are individually metered, while water is master-metered. Garbage and sewer are included in the property tax. The asphalt shingle roof is newer and remains within the first half of its expected service life. The property is near Interstate 280, Interstate 87, and Interstate 17, with access to Santana Row, Westfield Valley Fair, Downtown San Jose, and San Jose City College.
Gas and electric service are individually metered, while water is master-metered. Garbage and sewer are included in the property tax. The asphalt shingle roof is newer and remains within the first half of its expected service life. The property is near Interstate 280, Interstate 87, and Interstate 17, with access to Santana Row, Westfield Valley Fair, Downtown San Jose, and San Jose City College.
Key Highlights
- Six units, each configured as 1 Bed/1 Bath
- 2,852 square feet on a 0.25‑acre site
- Apartments average 475 square feet
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
$59,321
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
3.60%
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%
$1,186,420
$1.2M
Cap Rate 7%
$847,443
$847.4K
Cap Rate 9%
$659,122
$659.1K
Market Conditions
NOI Build-Up for 2,852 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
$112.9K $39.60/SF
− Vacancy
−$5.1K −$1.78/SF
EGI
$107.9K $37.82/SF
− OpEx
−$48.5K −$17.02/SF
NOI
$59.3K $20.80/SF
Area
San Jose, CA
Vacancy
4.50%
Lease Rate
$39.60 /SF/Yr
Expense Ratio
45.00%
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%
$1,186,420
Cap Rate 7%
$847,443
Cap Rate 9%
$659,122
Alternative Uses
Best Use
Apartment 5plus
$847.4K
$741.5K – $988.7K
NOI $59,321 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.72M
$1.51M – $2.01M
NOI $120,569 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,518
Businesses Nearby
Explore this area
Business Placement
Demographics for 95126, CA
37,372
Population
16,936
Households
2.2
Avg Household Size
36
Median Age
55%
College-Educated
89%
High-School Grad
3.3 sq mi
ZIP Area
11,325
Density / Sq Mi
$127,297
Median Household Income
$72,722
Median Earnings
$2,544
Median Rent
$1,195,700
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?
Apartment building - Six one-bedroom, one-bath apartments with private rear access and on-site laundry support efficient residential operations.
Where is this apartment building located?
The property is located at 460 S Buena Vista AVE San Jose, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Six units, each configured as 1 Bed/1 Bath; 2,852 square feet on a 0.25‑acre site; Apartments average 475 square feet
