Life science properties
Entity Owned
4-yr Hold
~
Est. High Equity
Entity Owned 
For Sale
1 / 2
Contact for pricing
1140 Ringwood Ct, San Jose, CA 95131-1726
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Property summary
AI-generated overview
A flex/R&D campus property located in San Jose, California, configured to provide approximately 28,032 to 80,472 square feet of R&D/flex space. The campus includes two buildings and supports leasing either building separately, depending on space needs.
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1984
Construction
TILT-UP CONCRETE
Total area
80,472 SF
Lot
5.35 ac (233,046 SF)
Zoning code
IP
APN
244-19-021
UPID
US09-2941041
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$30.09M
Blend (final)
Blend
$26.04M
Owner & transaction history
since 2022
Last sale
$26.1M
6 recorded transactions
Zoning & alternative use
IP · San Jose, CA
Zoning description
An important difference between this designation and the IP Industrial Park designation is that the site design for development in the TEC Transit Employment Center District should support more intensive, transit-oriente…
General category
INDUSTRIAL
Top alternative use upside
Retail stores
$38.5M
+74.3%
Warehouse, storage
$36.8M
+66.8%
Apartment house (5+ units)
$29.5M
+33.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$26.04M
Value range
$23.43M – $28.64M
±10% around blend
Estimated value / SF
$324 / SF
Confidence
Low
3 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
30
$23.43M
blend $26.04M
$28.64M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
80,472 SF
Lot area
5.35 ac
Year built
1984
Stories
1
APN
244-19-021
Assessed value
$26,571,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$21.03M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.9 mi away · 78,667 SF
12.3 mi away · 82,144 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$26.04M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 44 sales
$274
+18%
County 134 sales
$571
-43%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $324/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+74%
vs current-use indication
Warehouse, Storage
Apartment House (5+ Units)
Office Building
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$26.05M
Move the market yield to see immediate price impact.
Value / SF
$324
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.64M
$32.82M
$23.44M
$18.24M
$1.82M
$36.47M
$26.05M
$20.26M
$2.01M
$40.12M
$28.65M
$22.29M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$12.20M
1.8 mi · Apr 2026 · $131/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Assessed value
$26,571,000
Assessed 2023
Previous assessed
$13,696,130
+94.0% YoY
Assessed land
$17,850,000
Assessed improvement
$8,721,000
Applied tax rate
17.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
For Sale
Year built
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
2
Total area
80,472 SF
Lot
5.35 ac (233,046 SF)
Zoning code
IP
APN
244-19-021
UPID
US09-2941041
Jurisdiction
SANTA CLARA
Zoning & alternative use
IP · San Jose, CAZoning IP · permitted uses
IP · San Jose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
An important difference between this designation and the IP Industrial Park designation is that the site design for development in the TEC Transit Employment Center District should support more intensive, transit-oriente…
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Lot
5.35 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
IP
INDUSTRIAL
Jurisdiction
San Jose, CA
Recorded code
IP
Official district
IP
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IP in San Jose, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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