4-Unit Apartment
New
For Sale
$1,800,000
765 Sharmon Palms LN, Campbell, CA 95008
All four apartments are occupied, with separately metered gas and electricity paid by residents.
Property Size3,328 SF
Lot Size0.18 Acres
Price / SF$540.87
Days on Market4
Property Features for 765 Sharmon Palms LN
General Information
Standard status
Active
Size
3,328 SF
Total Parking Spaces
7
Lot size
0.18 Acres
Property subtype
Fourplex
Occupancy
100%
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$24,492
Amenities
laundry room
landscaping
Building Details
Building Size
3,328 SF
Year Built
1961
Year Renovated
2020
Buildings
1
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
Listed By:
Mike Vick · License #00922261
(408) 309-7357
Source:
Lynnnorth
Added: Sep 22
Changed: Sep 24
Last Checked: Sep 24 at 2:38PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This four-unit apartment property contains 3,328 square feet on an 8,023-square-foot lot. Each apartment has two bedrooms, one bathroom, a living room, and a kitchen with dining space. Ground-floor homes open to private patios; upper-level homes feature private decks and pitched living room ceilings. Three units have dishwashers. The property also includes a professionally operated laundry room, four assigned carport spaces, and three unassigned open spaces. The exterior received new stucco in 2019/2020 and was repainted in 2026. All units are occupied, and separate meters allow residents to pay their own gas and electricity bills.
The property is in Campbell, near Westgate Center, downtown Campbell, and The Pruneyard. San Tomas Expressway, Highway 17, and Highway 85 provide access to local employers.
The property is in Campbell, near Westgate Center, downtown Campbell, and The Pruneyard. San Tomas Expressway, Highway 17, and Highway 85 provide access to local employers.
Key Highlights
- Four occupied apartments, each with two bedrooms and one bathroom
- 3,328‑square‑foot building on an 8,023‑square‑foot lot
- Private patios for lower apartments; upper apartments have decks and pitched living room ceilings
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
$74,189
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
4.12%
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%
$1,483,780
$1.5M
Cap Rate 7%
$1,059,843
$1.1M
Cap Rate 9%
$824,322
$824.3K
Market Conditions
NOI Build-Up for 3,328 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
$111.8K $33.60/SF
− Vacancy
−$5.8K −$1.75/SF
EGI
$106.0K $31.85/SF
− OpEx
−$31.8K −$9.55/SF
NOI
$74.2K $22.29/SF
Area
Santa Clara County, CA
Vacancy
5.22%
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%
$1,483,780
Cap Rate 7%
$1,059,843
Cap Rate 9%
$824,322
Alternative Uses
Best Use
Multifamily LT 5
$1.06M
$927.4K – $1.24M
NOI $74,189 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$903.7K
$790.7K – $1.05M
NOI $63,259 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,642 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
710
Businesses Nearby
Explore this area
Business Placement
Demographics for 95008, CA
49,038
Population
20,013
Households
2.5
Avg Household Size
39
Median Age
59%
College-Educated
93%
High-School Grad
6.5 sq mi
ZIP Area
7,544
Density / Sq Mi
$142,841
Median Household Income
$84,022
Median Earnings
$2,694
Median Rent
$1,578,800
Median Home Value
Check the figures for this property
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?
Quadplex - All four apartments are occupied, with separately metered gas and electricity paid by residents.
Where is this quadplex located?
The property is located at 765 Sharmon Palms LN Campbell, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Four occupied apartments, each with two bedrooms and one bathroom; 3,328‑square‑foot building on an 8,023‑square‑foot lot; Private patios for lower apartments; upper apartments have decks and pitched living room ceilings
