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Property profile & analytics
OFF-MARKET
Estimated value
$1,705,000
Apartment buildings
10193 Beardon Dr Cupertino, CA 95014-1940
Individually Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0235765
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
7,337 SF
Lot
0.36 ac (15,873 SF)
Zoning code
R322
APN
326-32-027
UPID
US09-0235765
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.71M
Owner & transaction history
Raymond Wai Man Lee · 19 yrs held
Raymond Wai Man Lee
since 2006
7 recorded transactions
Zoning & alternative use
R322 · Cupertino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Cupertino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cupertino submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,325,000
6.5%
$2,145,000
7%
$1,990,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,610,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.71M
Range $1.53M – $1.88M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$232 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$38,672
Tax year 2024
Assessed value
$2,887,105
Assessed 2024
Previous assessed
$2,887,105
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$1,641,895
Assessed improvement
$1,245,210
Applied tax rate
13.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
2
Units
8
Total area
7,337 SF
Lot
0.36 ac (15,873 SF)
Zoning code
R322
APN
326-32-027
UPID
US09-0235765
Jurisdiction
SANTA CLARA
Zoning & alternative use
R322 · Cupertino, CA
Zoning R322 · permitted uses
R322 · Cupertino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cupertino. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$2.6M
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
8
Lot
0.36 ac
Current owner
From public records · entity-resolved
Raymond Wai Man Lee
Individual
Mailing address
100 HIGGINS AVE, LOS ALTOS, CA 94022-3128
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2006
$2,198,000
Raymond Wai Man Lee
Victor Ling
Grant Deed
$1,400,000 · Luther Burbank Savings
Jul 24, 2000
—
Ling Trust
Ling,victor T & Maria
Quit Claim Deed
related
—
Jul 1, 1999
—
Victor T Ling
Young Trust
Grant Deed
$900,000 · Bay View Bank
Jan 20, 1998
—
Jeffrey C Young
Young Trust
Quit Claim Deed
related
—
Aug 11, 1994
—
Young Trust
Young Trust
Quit Claim Deed
related
$415,000 · United Savings Bank
Feb 1, 1993
—
Young,trust
Young,gary S And
Quit Claim Deed
related
—
—
—
Ling,tr
—
Deed Of Trust
related
$900,000 · Washington Mutual Fsb
—
—
Lee Family Trust
—
Deed Of Trust
related
$900,000 · Luther Burbank Savings & Loan
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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