3501 Lafayette St · Santa Clara, CA 95054

$7,225,000

None bd · None ba · 14,280 sqft · MultiFamily public records · 97 Days on market

Built 1965 0.68 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.3/10.0
• 1% rule +4.7/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 17 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Bentley Square is a prime 17-unit townhome-style multifamily asset located at 3501 Lafayette St in the thriving city of Santa Clara, California. Situated on a parcel of land totaling 29,725 square feet, the subject property was originally constructed in 1965 and features a gross building area of approximately 14,280 square feet, offering its tenants 100% beautifully designed two-bedroom townhome-style floor plans. Tenants enjoy open floor plans featuring stainless steel energy-efficient appliances, air conditioning, luxury flooring, and large private patios. Additionally, the subject property offers tenants convenient community amenities such as private parking and a laundry facility. Santa Clara is a major city in Silicon Valley and the eighth most populous city in the San Francisco Bay Area. Many of the largest technology companies have operations around Santa Clara including Intel, Google, Apple, LinkedIn, Microsoft, and Yahoo. The investment appeal of this asset is driven by Santa Claras strong employment fundamentals and low vacancy levels. With a world-class location in the heart of Silicon Valley, Bentley Square is an attractive choice for renters due to its close proximity to major employers, transportation corridors, shopping, dining, and entertainment options.

Key facts

• Large private patios
• Private parking
• Open floor plans

Tags

• PRIVATE PARKING
• LAUNDRY FACILITY
• LARGE PRIVATE PATIOS
• ENERGY EFFICIENT APPLIANCES
• OPEN FLOOR PLANS

What this means for you Summary

Snapshot

• This is a 17 × 2-bed/2-bath units multifamily listed at $7.22M.

Deal economics

• At list price, monthly cash flow is $9k ($109k/yr) — positive. Per door: $532/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $7.03M (2.7% below list).
• Recommended offer: $6.57M (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.3% in Santa Clara — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#69 in CA, #2,627 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Santa Clara Unified (urban): math 49% / reading 66% proficiency, ranked #75 of 517 in CA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.0%/yr); 24 active listings in the ZIP; high-income renter base; 3,838 units permitted in Santa Clara County in 2024 (1,886 in 5+ unit buildings).
• At $70,296/mo this rent would consume 406% of the median local household income ($208k/yr) (locally 889% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $50k of loan paydown is wiped out by about $217k of value loss. Plan a longer hold.
• Santa Clara County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($6.57M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $5.94M; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,574,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.95% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-380,624
• Equity at exit: $1,077,271

10-year hold

• IRR: 7.8%
• Equity multiple: 1.66×
• Total profit: $1,342,975
• Equity at exit: $624,686

Cash invested: $2,023,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95054

• Home prices YoY: -0.9%
• Rents YoY: 6.0%
• Active inventory: 24
• Price-to-rent: 145.6×

Monthly cashflow live

• Estimated rent: $70,296 high
• Mortgage (P&I): −$37,889
• Tax from tax record: −$5,585 /mo · $67,019/yr
• Insurance: −$3,010
• HOA: −$0
• Vacancy / Maint / Mgmt: −$14,762
• Net cashflow: $9,050

Break-even live

Break-even rent $58,841

Max offer price $7,225,000

Occupancy floor 82%

Sensitivity live

Price	-10% $13,140	-5% $11,095	+0% $9,050	+5% $7,005	+10% $4,960
Rent	-10% $3,496	-5% $6,273	+0% $9,050	+5% $11,827	+10% $14,603
Rate	-1.0pp $12,688	-0.5pp $10,887	base $9,050	+0.5pp $7,178	+1.0pp $5,273

17-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 17× units	2	2	$70,295
Total (17 units)			$70,296

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $1,806,250
• Closing costs: $216,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $7,225,000 Active 97 DOM
2. 2026-06-17
   days on market $7,225,000 Active 96 DOM
3. 2026-06-16
   days on market $7,225,000 Active 95 DOM
4. 2026-06-15
   days on market $7,225,000 Active 94 DOM
5. 2026-06-13
   days on market $7,225,000 Active 92 DOM
6. 2026-06-13
   days on market $7,225,000 Active 91 DOM
7. 2026-06-09
   days on market $7,225,000 Active 88 DOM
8. 2026-06-08
   days on market $7,225,000 Active 87 DOM
9. 2026-06-07
   days on market $7,225,000 Active 86 DOM
10. 2026-06-05
    days on market $7,225,000 Active 83 DOM
11. 2026-06-03
    days on market $7,225,000 Active 82 DOM
12. 2026-06-02
    days on market $7,225,000 Active 81 DOM
13. 2026-06-01
    days on market $7,225,000 Active 80 DOM
14. 2026-05-31
    days on market $7,225,000 Active 79 DOM
15. 2026-03-13
    listed $7,225,000 Active 1290-char remark

    Show marketing remark (1290 chars)

    Bentley Square is a prime 17-unit townhome-style multifamily asset located at 3501 Lafayette St in the thriving city of Santa Clara, California. Situated on a parcel of land totaling 29,725 square feet, the subject property was originally constructed in 1965 and features a gross building area of approximately 14,280 square feet, offering its tenants 100% beautifully designed two-bedroom townhome-style floor plans. Tenants enjoy open floor plans featuring stainless steel energy-efficient appliances, air conditioning, luxury flooring, and large private patios. Additionally, the subject property offers tenants convenient community amenities such as private parking and a laundry facility. Santa Clara is a major city in Silicon Valley and the eighth most populous city in the San Francisco Bay Area. Many of the largest technology companies have operations around Santa Clara including Intel, Google, Apple, LinkedIn, Microsoft, and Yahoo. The investment appeal of this asset is driven by Santa Claras strong employment fundamentals and low vacancy levels. With a world-class location in the heart of Silicon Valley, Bentley Square is an attractive choice for renters due to its close proximity to major employers, transportation corridors, shopping, dining, and entertainment options.

16. 2026-03-13
    listed $7,225,000 Active 1290-char remark

    Show marketing remark (1290 chars)

    Bentley Square is a prime 17-unit townhome-style multifamily asset located at 3501 Lafayette St in the thriving city of Santa Clara, California. Situated on a parcel of land totaling 29,725 square feet, the subject property was originally constructed in 1965 and features a gross building area of approximately 14,280 square feet, offering its tenants 100% beautifully designed two-bedroom townhome-style floor plans. Tenants enjoy open floor plans featuring stainless steel energy-efficient appliances, air conditioning, luxury flooring, and large private patios. Additionally, the subject property offers tenants convenient community amenities such as private parking and a laundry facility. Santa Clara is a major city in Silicon Valley and the eighth most populous city in the San Francisco Bay Area. Many of the largest technology companies have operations around Santa Clara including Intel, Google, Apple, LinkedIn, Microsoft, and Yahoo. The investment appeal of this asset is driven by Santa Claras strong employment fundamentals and low vacancy levels. With a world-class location in the heart of Silicon Valley, Bentley Square is an attractive choice for renters due to its close proximity to major employers, transportation corridors, shopping, dining, and entertainment options.

17. 2024-08-07
    historical $2,695
18. 2024-07-30
    listed $2,695
19. 2024-03-14
    historical $2,595
20. 2024-01-24
    price $2,595
21. 2023-12-01
    price $2,695
22. 2023-10-28
    listed $2,795
23. 2016-05-24
    soldstatus $5,936,500
24. 2013-05-15
    soldstatus $3,993,000
25. 2003-06-23
    soldstatus $2,350,000
26. 1986-12-19
    soldstatus $1,100,000
27. 1984-01-04
    soldstatus $300,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $67,019 · $5,585/mo
• Projected year-2 tax: $67,019 · $5,585/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $843,552
• − Mortgage interest: −$404,712
• − Property taxes: −$67,019
• − Insurance: −$36,125
• − Repairs & maintenance: −$67,484
• − Management: −$67,484
• − Depreciation: −$210,182
• Taxable loss: −$9,454
• Est. tax savings @ 24.0%: +$2,269
• After-tax cash flow: $110,867/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Santa Clara Unified
• NCES district ID: 0635430
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 66% ▲ 4.00%
• Median HH income: $97,320
• Composite: 53.46/100
• National rank: #1459
• State rank: #75 of 517 in CA

Livability — Santa Clara

• Score: 78/100
• State rank: #69
• US rank: #2627

Category grades

Amenities A+ Commute A+ Cost of living F Crime C+ Employment A+ Housing B Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, CA
• County: Santa Clara County · 1,806,974 people
• City population: 127,592
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• Population (ZIP): 25,704
• Household income: $207,895
• Rent vs Own: 67.4% rent · 32.6% own
• Severe rent burden: 889.0

Population outlook (Santa Clara County) Hauer SSP2

• Today (2025): 2,179,074 people
• By 2030: 2,301,297 · +5.6%
• By 2040: 2,528,195 · +16.0%
• By 2050: 2,712,135 · +24.5%
• By 2075: 2,998,701 · +37.6%
• By 2100: 2,931,429 · +34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Asian 57% White 19% Hispanic / Latino 14% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Scotch-Irish 2% Romanian 1% Slovak 1%
• Foreign-born: 54% · China, Canada, Vietnam
• Languages at home: 37% English-only · Chinese 14% Other Indo-European 14% Other Asian/Pacific 12%

Political lean MEDSL · Santa Clara

• 2024 margin: Solid D (+40.0) · D 68.1% · R 28.1% · Other 3.8%
• 2008→2024 swing: -0.9pp no change · 2008: 40.9pp · 2024: 40.0pp
• All cycles: 2024: D+40.0 2020: D+47.4 2016: D+52.5 2012: D+42.1 2008: D+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.27%
• Current HPI: 350.4774
• Rent YoY: ▲ 5.95%
• Metro: San Jose-Sunnyvale-Santa Clara, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+2302.7% since first listed

13 events — show timeline

• 2026-03-13 Listed $7,225,000 MLSListings
• 2026-03-13 Listed $7,225,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-08-07 Rental Removed $2,695 RENT.
• 2024-07-30 Listed for Rent $2,695 RENT.
• 2024-03-14 Rental Removed $2,595 APPFOLIO
• 2024-01-24 Price Changed $2,595 APPFOLIO
• 2023-12-01 Price Changed $2,695 APPFOLIO
• 2023-10-28 Listed for Rent $2,795 APPFOLIO
• 2016-05-24 Sold (Public Records) $5,936,500 Public Records
• 2013-05-15 Sold (Public Records) $3,993,000 Public Records
• 2003-06-23 Sold (Public Records) $2,350,000 Public Records
• 1986-12-19 Sold (Public Records) $1,100,000 Public Records
• 1984-01-04 Sold (Public Records) $300,700 Public Records

Property tax history

+4.9%/yr

Latest (2025): $67,019 · -16.8% YoY. Source: county tax records.