Ranch-Style Duplex
For Sale
$1,237,500
Pending
5733 Preston DR, San Jose, CA 95124
Corner duplex with two distinct floor plans, including separate garages and separate entries, sold AS-IS.
Property Size2,654 SF
Days on Market131
Property Features for 5733 Preston DR
General Information
Standard status
Pending
Size
2,654 SF
Total Parking Spaces
3
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Building Size
2,654 SF
Year Built
1971
Listing Agency:
California Realty
Listed By:
Steven Karp · License #00809114
(650) 861-2292
Source:
Jen-marley
Added: Apr 28
Changed: Sep 3
Last Checked: Aug 28 at 4:03PM
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 California Realty
Investment Insights
Based on property information with market context.
Ranch-style duplex presents two separate residential units with distinct layouts. 5733 Preston Drive features a 2-bedroom, 1-bath design with an open living area, an eat-in kitchen, and an attached one-car garage. 5735 Preston Drive offers a 3-bedroom, 2-bath floor plan with ground-level living areas, a separate rear entry, a two-car garage, and a fireplace.
The property is located on a corner of a quiet residential street and Camden Avenue, with convenient access to Cambrian Park Plaza, nearby shopping and dining, and major commute routes including Highway 85.
The duplex appears to be in predominantly original condition with deferred maintenance evident. The property is being sold AS-IS, and buyers should verify all information, including condition, square footage, permits, usage, and zoning, with the City of San Jose and appropriate professionals.
The property is located on a corner of a quiet residential street and Camden Avenue, with convenient access to Cambrian Park Plaza, nearby shopping and dining, and major commute routes including Highway 85.
The duplex appears to be in predominantly original condition with deferred maintenance evident. The property is being sold AS-IS, and buyers should verify all information, including condition, square footage, permits, usage, and zoning, with the City of San Jose and appropriate professionals.
Key Highlights
- 1971 ranch‑style duplex on a corner lot in San Jose’s Cambrian area
- Two units: 5733 Preston Dr (2‑bed, 1‑bath) with open living area, eat‑in kitchen, and attached 1‑car garage
- 5735 Preston Dr unit offers 3‑bed, 2‑bath layout with ground‑level living areas, fireplace, separate rear entry, and 2‑car garage
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
$59,757
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
4.83%
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%
$1,195,140
$1.2M
Cap Rate 7%
$853,671
$853.7K
Cap Rate 9%
$663,967
$664.0K
Market Conditions
NOI Build-Up for 2,654 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
$89.2K $33.60/SF
− Vacancy
−$3.8K −$1.43/SF
EGI
$85.4K $32.17/SF
− OpEx
−$25.6K −$9.65/SF
NOI
$59.8K $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%
$1,195,140
Cap Rate 7%
$853,671
Cap Rate 9%
$663,967
Alternative Uses
Best Use
Multifamily LT 5
$853.7K
$747.0K – $996.0K
NOI $59,757 @ 7.0% cap · market cap 4.83%
Second Best
Apartment 5plus
$788.6K
$690.0K – $920.1K
NOI $55,203 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $112,198 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
492
Businesses Nearby
Explore this area
Business Placement
Demographics for 95124, CA
50,054
Population
18,143
Households
2.8
Avg Household Size
40
Median Age
61%
College-Educated
95%
High-School Grad
6.6 sq mi
ZIP Area
7,584
Density / Sq Mi
$188,433
Median Household Income
$90,422
Median Earnings
$2,936
Median Rent
$1,596,700
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 - Corner duplex with two distinct floor plans, including separate garages and separate entries, sold AS-IS.
Where is this duplex located?
The property is located at 5733 Preston DR San Jose, CA.
What is the asking price?
The asking price for this property is $1,237,500.
What are key features of this property?
This property features: 1971 ranch‑style duplex on a corner lot in San Jose’s Cambrian area; Two units: 5733 Preston Dr (2‑bed, 1‑bath) with open living area, eat‑in kitchen, and attached 1‑car garage; 5735 Preston Dr unit offers 3‑bed, 2‑bath layout with ground‑level living areas, fireplace, separate rear entry, and 2‑car garage
