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Property profile & analytics
OFF-MARKET
Estimated value
$2,200,000
Office buildings
10455 Torre Ave Cupertino, CA 95014-3241
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-2779394
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
WOOD
Total area
4,400 SF
Lot
0.48 ac (21,000 SF)
Zoning code
P(OP)
APN
369-40-009
UPID
US09-2779394
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
-
Health Wealth Management & Insurance Agency Insurance Agency
-
Abdalah Law Offices Law Firm
-
Chiu Kenneth Y Law Firm
-
Valley Law Center Law Firm
-
Torre Avenue Law Offices Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.20M
Owner & transaction history
City Of Cupertino · 5 yrs held
City Of Cupertino
since 2021
7 recorded transactions
Zoning & alternative use
P(OP) · Cupertino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Planned Development Professional Office
General category
PLANNED_DEVELOPMENT
Zone area
6.91 ac
Source
Realmo
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,415,000
Current use
Blend value · Realmo final
$2.20M
Range $1.98M – $2.42M · ±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
$500 / 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 2022Property tax & assessments
Tax year 2022
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
1979
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
2
Total area
4,400 SF
Lot
0.48 ac (21,000 SF)
Zoning code
P(OP)
APN
369-40-009
UPID
US09-2779394
Jurisdiction
SANTA CLARA
Zoning & alternative use
P(OP) · Cupertino, CAZoning P(OP) · permitted uses
P(OP) · Cupertino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Planned Development Professional Office
General category
PLANNED_DEVELOPMENT
Zone area
6.91 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.4M
OFFICE BUILDING Current
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
1979
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Lot
0.48 ac
Current owner
From public records · entity-resolved
City Of Cupertino
Entity
Free & Clear · 5 yrs held
Mailing address
10300 TORRE AVE, CUPERTINO, CA 95014-3202
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2021
—
City Of Cupertino
Phillip G Svalya
Grant Deed
—
Sep 26, 2019
—
Stephen,rudd Charitab Unitrust
Rudd,stephen S
Quit Claim Deed
related
—
Jul 3, 2019
—
Phillip G Svalya
10455 Torre Avenue Venture
Quit Claim Deed
—
May 8, 2014
—
Torre Avenue Venture 10455
Svalya P G & L 2008 Trust
Quit Claim Deed
related
—
Apr 14, 2014
—
Torre Avenue Venture 10455
10455 Torre Avenue Venture
Quit Claim Deed
related
—
Feb 15, 2012
—
Svalya P G & L F 2008 Trust
Svalya,phillip G & Lois F
Quit Claim Deed
related
—
Feb 9, 2005
—
Rudd Stephen S 2005 Trust
Rudd,stephen S
Quit Claim Deed
related
—
Nov 22, 2004
—
Stephen S Rudd
Rudd,barbara O
Quit Claim Deed
related
—
Jun 30, 2003
$47,000
Elizabeth B Mulford
Gould,joann D
Grant Deed
—
Jun 30, 2003
—
Torre Avenue Venture 10455
Mulford,elizabeth B
Grant Deed
$620,000 · Wells Fargo Bank
Mar 23, 2000
—
James J Rodriguez
Rodriguez,lori
Quit Claim Deed
related
—
Mar 23, 2000
$275,000
Rodriguez,james J
10455 Torre Avenue Venture
Trustees Deed
$625,000 · Money Store Commercial Mtg
Nov 24, 1997
—
Mulford Trust
Mulford,elizabeth P
Quit Claim Deed
related
—
Apr 3, 1995
—
Rudd Trust
Rudd,stephen S & Barbar O
Quit Claim Deed
related
—
Dec 28, 1990
$122,000
James Ru Jackson
Svalya,p./donova
Grant Deed
$14,000 · Individual
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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