Residential Development Land with
For Sale
$1,249,999
653 South ST, Hollister, CA 95023
Residential Lots & Land, HOLLISTER, CA
Property Size1,952 SF
Lot Size1.00 Acre
Price / SF$640.37
Days on Market90
Property Features for 653 South ST
General Information
Property type
Land
Property subtype
Other
Zoning
AP
Parking features
Carport
Fencing
Fenced
Lot features
Paved
Subdivision
Hollister
Standard status
Active
Lot size
1.00 Acre
Utilities
Water source
Public
Listing Agency:
Nino Real Estate
(831) 637-0111
Listed By:
Jacqueline B McAbee · License #01485247
(831) 245-6919
Added: Jun 3
Changed: Aug 19
Last Checked: Aug 31 at 10:06AM
MLS# ML82028331
Copyright © 2026 MLS Listings, Inc. 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 offering is a one-acre residential development parcel within the Hollister city limits, zoned AP. Public remarks indicate the site supports a range of residential uses, including medium-density and multi-family development, with a minimum density requirement of roughly 6,090 units per acre. The property also includes an existing 1,952 square foot home with 4 bedrooms and 2.5 bathrooms, providing flexibility for either immediate rental income or use by a developer while planning and entitlements are completed.
The site is positioned centrally within the city limits, and the listing highlights convenient access to everyday amenities such as retail, schools, parks, and major transportation routes. This combination of location and zoning is intended to support high-density infill planning consistent with the property’s stated density parameters.
For developers and builders, the parcel’s high-density residential zoning and existing house offer two practical paths: proceed directly with a multi-family or townhome plan in line with the stated minimum density, or leverage the home as part of the operating strategy while plans move forward. For buyers seeking a residence with development upside, the existing four-bedroom layout can serve as current housing or a rental while evaluating project design and entitlements.
The site is positioned centrally within the city limits, and the listing highlights convenient access to everyday amenities such as retail, schools, parks, and major transportation routes. This combination of location and zoning is intended to support high-density infill planning consistent with the property’s stated density parameters.
For developers and builders, the parcel’s high-density residential zoning and existing house offer two practical paths: proceed directly with a multi-family or townhome plan in line with the stated minimum density, or leverage the home as part of the operating strategy while plans move forward. For buyers seeking a residence with development upside, the existing four-bedroom layout can serve as current housing or a rental while evaluating project design and entitlements.
Key Highlights
- One‑acre parcel represents a rare infill development opportunity.
- High‑density zoning allows for diverse development, including residential and multi‑family projects.
- Significant development potential with a minimum density requirement of approximately 6090 units per acre.
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
$37,104
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
2.97%
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%
$742,080
$742.1K
Cap Rate 7%
$530,057
$530.1K
Cap Rate 9%
$412,267
$412.3K
Market Conditions
NOI Build-Up for 1,952 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
$70.3K $36.00/SF
− Vacancy
−$2.8K −$1.44/SF
EGI
$67.5K $34.56/SF
− OpEx
−$30.4K −$15.55/SF
NOI
$37.1K $19.01/SF
Area
San Benito County, CA
Vacancy
4.00%
Lease Rate
$36.00 /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%
$742,080
Cap Rate 7%
$530,057
Cap Rate 9%
$412,267
Alternative Uses
Best Use
Apartment 5plus
$530.1K
$463.8K – $618.4K
NOI $37,104 @ 7.0% cap · market cap 2.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,492 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,097
Businesses Nearby
Explore this area
Business Placement
Demographics for 95023, CA
56,973
Population
18,043
Households
3.2
Avg Household Size
36
Median Age
21%
College-Educated
83%
High-School Grad
394.8 sq mi
ZIP Area
144
Density / Sq Mi
$108,156
Median Household Income
$47,362
Median Earnings
$1,908
Median Rent
$740,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - One-acre Hollister parcel zoned for high-density residential, with an existing four-bedroom home on site.
Where is this residential land & home lot located?
The property is located at 653 South ST Hollister, CA.
What is the asking price?
The asking price for this property is $1,249,999.
What are key features of this property?
This property features: One‑acre parcel represents a rare infill development opportunity.; High‑density zoning allows for diverse development, including residential and multi‑family projects.; Significant development potential with a minimum density requirement of approximately 6090 units per acre.
