Four-Bedroom
New
For Sale
$799,999
837 - 839 Harliss Avenue, San Jose, CA 95110
Two separately configured residences offer flexible rental housing near urban amenities and freeway access.
Property Size1,935 SF
Price / SF$413.44
Days on Market4
Property Features for 837 - 839 Harliss Avenue
General Information
Standard status
Active
Size
1,935 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1967
Listing Agency:
Intero Real Estate Services
(408) 979-5900
Listed By:
Cristina Mendoza · License #01412456
(408) 910-4950
Source:
Exitrealty
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 12 at 4:47AM
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 Intero Real Estate Services
Investment Insights
Based on property information with market context.
This 1,935-square-foot duplex, built in 1967, contains two distinct residential units. The front residence includes 2 bedrooms and 2 bathrooms, while the rear residence provides 2 bedrooms and 1 bathroom. The layout supports separate occupancy and offers a clear framework for future updating.
Located at 837–839 Harliss Avenue in San Jose, the property sits between Downtown San Jose and Downtown Willow Glen. Restaurants, shops, and other urban amenities are nearby, with access to Highways 87 and 280 adding regional connectivity. The surrounding area includes residential streets, multifamily properties, and established single-family homes.
Located at 837–839 Harliss Avenue in San Jose, the property sits between Downtown San Jose and Downtown Willow Glen. Restaurants, shops, and other urban amenities are nearby, with access to Highways 87 and 280 adding regional connectivity. The surrounding area includes residential streets, multifamily properties, and established single-family homes.
Key Highlights
- Two‑unit duplex totaling 1,935 square feet
- Front unit has 2 bedrooms and 2 bathrooms
- Rear unit has 2 bedrooms and 1 bathroom
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
$43,568
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
5.45%
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%
$871,360
$871.4K
Cap Rate 7%
$622,400
$622.4K
Cap Rate 9%
$484,089
$484.1K
Market Conditions
NOI Build-Up for 1,935 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
$65.0K $33.60/SF
− Vacancy
−$2.8K −$1.43/SF
EGI
$62.2K $32.17/SF
− OpEx
−$18.7K −$9.65/SF
NOI
$43.6K $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%
$871,360
Cap Rate 7%
$622,400
Cap Rate 9%
$484,089
Alternative Uses
Best Use
Multifamily LT 5
$622.4K
$544.6K – $726.1K
NOI $43,568 @ 7.0% cap · market cap 5.45%
Second Best
Apartment 5plus
$575.0K
$503.1K – $670.8K
NOI $40,248 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,802 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,142
Businesses Nearby
Explore this area
Business Placement
Demographics for 95110, CA
20,495
Population
7,568
Households
2.7
Avg Household Size
35
Median Age
40%
College-Educated
81%
High-School Grad
4.6 sq mi
ZIP Area
4,455
Density / Sq Mi
$132,800
Median Household Income
$60,241
Median Earnings
$2,629
Median Rent
$947,900
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 separately configured residences offer flexible rental housing near urban amenities and freeway access.
Where is this duplex located?
The property is located at 837 - 839 Harliss Avenue San Jose, CA.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,935 square feet; Front unit has 2 bedrooms and 2 bathrooms; Rear unit has 2 bedrooms and 1 bathroom
