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Property profile & analytics
OFF-MARKET
Estimated value
$1,010,000
Office buildings
1109 Park Victoria Dr, Milpitas, CA 95035-6942
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-2620589
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1979
Construction
WOOD
Total area
2,351 SF
Lot
0.13 ac (5,793 SF)
Zoning code
CO
APN
088-36-049
UPID
US09-2620589
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
-
Salem-Robinson Sarah Employment Agency
-
Pacific Retina - Sanket Shah, MD (Ophthalmologist & Retina Specialist) Medical Clinic Ophthalmologist
-
jay complete auto value Auto Repair Shop
-
MD Beauty Secrets Inc (Bike/Boat/Book/etc) Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
$1.36M
Comparable Approach
Comparable
$908k
Blend (final)
Blend
$1.01M
Owner & transaction history
Sanket U Shah · 3 yrs held
Sanket U Shah
since 2023
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
CO · Milpitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.5M
+10.5%
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 Milpitas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milpitas 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
$1,005,000
ML approach
$1,030,000
CAP Approach
CAP Return
Estimation
6%
$1,470,000
6.5%
$1,355,000
7%
$1,260,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,395,000
Current use
RETAIL STORES
$1,540,000
Change: +10% · Conversion: Moderate
Blend value · Realmo final
$1.01M
Range $909k – $1.11M · ±10% · vs last sale $1.00M (Jun 6 2023)
Last sale anchor
$1.00M
Jun 6 2023
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
$430 / 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
Assessed value
$441,888
Assessed 2023
Previous assessed
$433,224
+2.0% YoY
Assessed land
$114,347
Assessed improvement
$327,541
Applied tax rate
12.0000
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
Total area
2,351 SF
Lot
0.13 ac (5,793 SF)
Zoning code
CO
APN
088-36-049
UPID
US09-2620589
Jurisdiction
SANTA CLARA
Zoning & alternative use
CO · Milpitas, CA
Zoning CO · permitted uses
CO · Milpitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milpitas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
RETAIL STORES
Est. value
$1.5M
OFFICE BUILDING Current
RETAIL STORES
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
Lot
0.13 ac
Current owner
From public records · entity-resolved
Sanket U Shah
Individual
Mailing address
7152 BON VILLA CIR, LA PALMA, CA 90623-1167
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2023
$1,000,000
Sanket U Shah
Gul A Zikria
Grant Deed
$846,700 · Bank Of America NA
Jun 6, 2023
—
Sanket U Shah
Kavisha Patel
Intrafamily Transfer
related
—
Oct 20, 2021
—
Gul A Zikria
—
Deed
related
$550,000 · Allstar Financial Services INC
Nov 15, 2016
—
Gul A Zikria
—
Deed
related
$592,000 · Allstar Financial Services INC
Dec 10, 1993
$270,500
Gul Zikria
Pacheco & Associ
Grant Deed
$230,000 · Truckee River Bank
—
—
Gul Zikria
—
Deed Of Trust
related
$201,500 · Gul Zikria Estate
—
—
Gul A Zikria
—
Deed Of Trust
related
$425,000 · Trust Co Of America
—
—
Gul A Zikria
—
Deed Of Trust
related
$520,000 · East West Bank
—
—
Gul A Zikria
—
Deed Of Trust
related
$24,000 · Grace Thompson
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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