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    Midtown Mixed-Use Opportunity Title is generated by Realmo AI

    278 Grand Avenue, San Jose, CA 95126

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    Claim this Listing
    For Sale
    $988,888

    Live, work, and develop in a prime Midtown location.

    Type:Land or Vacant Lot
    Property size:
    3,200 SF
    Price / SF:
    $309/SF
    Added:
    Feb 12, 2026
    Days on Market:
    116
    Last Refresh:
    Apr 5 at 9:42 pm

    Property Features for 278 Grand Avenue

    General Information

    Standard status
    Active
    Size
    3,200 SF
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    ARCELIA A. TRIGOS

    Listing agent ARCELIA A. TRIGOS

    Listing office COMPASS

    Listing date Feb 12, 2026

    Source Corcoran

    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 COMPASS

    HighLights

    • Re‑zoned to UV (Urban Village) in 2022, supporting diverse uses with higher density potential.
    • Approved architectural plans (approx. 3,200 SF building) available for retail/commercial downstairs and residence upstairs.
    • Prime location between Rose Garden, Willow Glen, and Central San Jose, one block from W San Carlos St & Meridian Ave.
    • Excellent opportunity for investors or business owners seeking a live/work property.
    • Close proximity to major high‑tech companies.
    • Quick access to Highways 880/17, 280/680, and 101.

    Overview

    This mixed-use property in Midtown presents an opportunity for investors or business owners, with potential for development. The previous owner had approved plans for a retail or commercial space downstairs with a residence upstairs. Architectural plans for an approximate 3,200 square foot building may be available through the original designer or the SJC Building and Planning Department. In 2022, the property was re-zoned from CN (Commercial Neighborhood) to UV (Urban Village) under the Envision San Jose 2040 General Plan EIR, to accommodate higher density housing growth and job growth. This designation supports a variety of commercial, residential, institutional, and other land uses, emphasizing an attractive urban form in keeping with the Urban Village concept. The property is located between the Rose Garden, Willow Glen, and Central San Jose, one block from the corner of W San Carlos St and Meridian Ave. It is also in close proximity to major high-tech companies and within 2 to 3 miles of Santa Clara University, San Jose State University, Santana Row, Valley Fair Shopping Mall, and the SAP Center. Quick access to Hwy 880, 17, 280, 680, and 101 is available.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Jose
    County
    Santa Clara
    State
    California
    Longitude
    -121.912
    Latitude
    37.3243

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    FAQs

    What type of property is this?
    Mixed-use property - Live, work, and develop in a prime Midtown location.
    Where is this mixed-use property located?
    The property is located at 278 Grand Avenue San Jose, CA.
    What is the asking price?
    The asking price for this property is $988,888.
    What are key features of this property?
    This property features: Re‑zoned to UV (Urban Village) in 2022, supporting diverse uses with higher density potential.; Approved architectural plans (approx. 3,200 SF building) available for retail/commercial downstairs and residence upstairs.; Prime location between Rose Garden, Willow Glen, and Central San Jose, one block from W San Carlos St & Meridian Ave.
    (408) 427-8963
    We can help!
    Listing Contact
    ARCELIA A. TRIGOS
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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