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Property profile & analytics
OFF-MARKET
Estimated value
$6,250,000
Office buildings
10268 Bandley Dr Cupertino, CA 95014-1925
Entity Owned
Free & Clear
Property ID
US09-1265684
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
TILT-UP CONCRETE
Total area
20,381 SF
Lot
1.55 ac (67,311 SF)
Zoning code
PCMR4
APN
326-33-097
UPID
US09-1265684
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
Current use
Occupant on record · Public records
-
Li's Wu Shu Academy Training Center Sports School
-
Eagle Pharmaceuticals Group Co. Factory Production Facility
-
May's Tax & Business Services Tax Preparation
-
Lilly StudiO Architectural Design Construction Company
-
Capybara clay studio Training Center Vocational School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.25M
Owner & transaction history
Summerhill Homes LLC
Summerhill Homes LLC
since 2025
6 recorded transactions
Zoning & alternative use
PCMR4 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$307 / 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
$74,116
Tax year 2024
Assessed value
$6,081,300
Assessed 2024
Previous assessed
$6,081,300
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$4,099,757
Assessed improvement
$1,981,543
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
20,381 SF
Lot
1.55 ac (67,311 SF)
Zoning code
PCMR4
APN
326-33-097
UPID
US09-1265684
Jurisdiction
SANTA CLARA
Zoning & alternative use
PCMR4 · Cupertino, CA
Zoning PCMR4 · permitted uses
PCMR4 · 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.
Building & site characteristics
From public records
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.55 ac
Current owner
From public records · entity-resolved
Summerhill Homes LLC
Entity
Free & Clear · 0 yrs held
Mailing address
10268 BANDLEY DR, CUPERTINO, CA 95014-1925
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2025
—
Summerhill Homes LLC
Bandley Center INC
Deed
—
Jun 14, 2018
—
Bandley Center INC
—
Deed
related
$2,286,248 · Jpmorgan Chase Bk NA
Jan 7, 2005
$4,450,000
Bandley Center INC
Lazaneo Investment
Grant Deed
$3,390,000 · First Commercial Bank USA
—
—
Lazaneo Investme
—
Deed Of Trust
related
$1,800,000 · Principal Mutual Life Ins
—
—
Bandley Center INC
—
Loan Modification
related
$2,286,248 · Jpmorgan Chase Bk NA
—
—
Lazaneo Investment
—
Deed Of Trust
related
$1,306,944 · Principal Mutual Life Ins
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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