Duplex with Private
New
For Sale
$1,540,000
5454 /5456 Russo Dr, San Jose, CA 95118
Two residential units offer distinct layouts, garages, and separate outdoor areas.
Property Size1,970 SF
Price / SF$781.73
Days on Market6
Property Features for 5454 /5456 Russo Dr
General Information
Standard status
Active
Size
1,970 SF
Property subtype
Business Opportunity
Building Details
Year Built
1964
Listing Agency:
Cal-western Realty
(408) 838-7904
Listed By:
Julie Hedrick · License #01472439
Source:
Homeisv
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 30 at 12:12AM
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 Cal-western Realty
Investment Insights
Based on property information with market context.
Built in 1964, this duplex contains two residential units with different layouts and private exterior spaces. The larger rear residence provides approximately 1,150 square feet with three bedrooms, two bathrooms, a large living room, laundry room access to the backyard, and an eat-in kitchen featuring granite counters, updated cabinets, travertine flooring, a dishwasher, and a sliding door to the fenced yard. A garage with opener and additional side-yard space serve this unit.
The second residence includes approximately 820 square feet, two bedrooms, one full and one half bathroom, a large living room with LVT flooring, an eat-in kitchen, an attached garage with opener, and a private courtyard accessible from the primary bedroom. The property is located at 5454/5456 Russo Dr in San Jose, near Blossom Hill Road, Almaden Expressway, Highway 85, Almaden Plaza, and Almaden Lake Park.
The second residence includes approximately 820 square feet, two bedrooms, one full and one half bathroom, a large living room with LVT flooring, an eat-in kitchen, an attached garage with opener, and a private courtyard accessible from the primary bedroom. The property is located at 5454/5456 Russo Dr in San Jose, near Blossom Hill Road, Almaden Expressway, Highway 85, Almaden Plaza, and Almaden Lake Park.
Key Highlights
- Two‑unit duplex with 1,970 SF of total property size
- Rear residence offers approximately 1,150 square feet, 3 bedrooms, and 2 bathrooms
- Second unit includes approximately 820 square feet, 2 bedrooms, and 1.5 bathrooms
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
$44,356
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
2.88%
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%
$887,120
$887.1K
Cap Rate 7%
$633,657
$633.7K
Cap Rate 9%
$492,844
$492.8K
Market Conditions
NOI Build-Up for 1,970 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
$66.2K $33.60/SF
− Vacancy
−$2.8K −$1.43/SF
EGI
$63.4K $32.17/SF
− OpEx
−$19.0K −$9.65/SF
NOI
$44.4K $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%
$887,120
Cap Rate 7%
$633,657
Cap Rate 9%
$492,844
Alternative Uses
Best Use
Multifamily LT 5
$633.7K
$554.5K – $739.3K
NOI $44,356 @ 7.0% cap · market cap 2.88%
Second Best
Apartment 5plus
$585.4K
$512.2K – $682.9K
NOI $40,976 @ 7.0% cap · market cap 2.66%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,282 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,171
Businesses Nearby
Explore this area
Business Placement
Demographics for 95118, CA
32,764
Population
11,941
Households
2.7
Avg Household Size
40
Median Age
53%
College-Educated
94%
High-School Grad
4.1 sq mi
ZIP Area
7,991
Density / Sq Mi
$148,438
Median Household Income
$80,817
Median Earnings
$2,488
Median Rent
$1,377,000
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 residential units offer distinct layouts, garages, and separate outdoor areas.
Where is this duplex located?
The property is located at 5454 /5456 Russo Dr San Jose, CA.
What is the asking price?
The asking price for this property is $1,540,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,970 SF of total property size; Rear residence offers approximately 1,150 square feet, 3 bedrooms, and 2 bathrooms; Second unit includes approximately 820 square feet, 2 bedrooms, and 1.5 bathrooms
