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Property profile & analytics
OFF-MARKET
Estimated value
$5,410,000
Retail space
1153 Redmond Ave San Jose, CA 95120-2779
Entity Owned
13-yr Hold
Free & Clear
Property ID
US09-0453676
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1976
Construction
WOOD
Total area
21,960 SF
Lot
2.13 ac (92,782 SF)
Zoning code
R1 PD
APN
577-09-030
UPID
US09-0453676
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
-
Imelda's Pet Grooming Pet Grooming Service
-
Ernie's Pool & Spa Supply (Bike/Boat/Book/etc) Store Hardware & Home Improvement
-
ATM Atm
-
LIQUOR MART (Bike/Boat/Book/etc) Store Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.41M
Owner & transaction history
Loban Redwood Properties LP · 13 yrs held
Loban Redwood Properties LP
since 2012
7 recorded transactions
Zoning & alternative use
R1 PD · San Jose, 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 San Jose submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Jose 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
$8,625,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$5.41M
Range $4.87M – $5.95M · ±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
$246 / 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
$7,224,265
Assessed 2023
Previous assessed
$7,082,613
+2.0% YoY
Assessed land
$4,752,333
Assessed improvement
$2,471,932
Applied tax rate
17.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
1
Units
14
Total area
21,960 SF
Lot
2.13 ac (92,782 SF)
Zoning code
R1 PD
APN
577-09-030
UPID
US09-0453676
Jurisdiction
SANTA CLARA
Zoning & alternative use
R1 PD · San Jose, CA
Zoning R1 PD · permitted uses
R1 PD · San Jose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Jose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$8.6M
OFFICE BUILDING
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
1976
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
14
Lot
2.13 ac
Current owner
From public records · entity-resolved
Loban Redwood Properties LP
Entity
Free & Clear · 13 yrs held
Mailing address
1155 REDMOND AVE, SAN JOSE, CA 95120-2780
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2012
—
Loban Redwood Properties LP
Loban John A & M Trust
Quit Claim Deed
related
—
Oct 11, 2007
—
Redwood Plaza Almaden LLC
Kovalik C 1979 Trust
Grant Deed
—
Sep 20, 2007
—
Redwood Plaza Almaden-ii LLC
Kovalik J W Family Trust
Grant Deed
—
Sep 5, 2007
$520,000
Joseph P Kovalik
Kovalik J W Family Trust
Grant Deed
related
—
May 1, 2007
—
Kovalik C Family Trust
Loban-kovalik Trust
Quit Claim Deed
related
—
Apr 19, 2007
—
Loban John A & Maryanne Trust
Loban,john A & Maryanne
Quit Claim Deed
related
—
Dec 3, 2003
—
Randal S Guenther
Mitchell,tr
Grant Deed
related
—
Feb 9, 2000
—
Jennifer A Kovalik
Kovalik Trust
Quit Claim Deed
related
—
Mar 3, 1999
—
John A Loban
Loban Trust
Quit Claim Deed
related
—
Mar 3, 1999
$711,000
Kovalik Trust
Kovalik Trust
Trustees Deed
related
—
—
—
Kovalik Trust
—
Deed Of Trust
related
$711,000 · Kovalik Trust
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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