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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Assisted living facilities
120 Jose Figueres Ave, San Jose, CA 95116-1528
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3077551
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1968
Total area
22,490 SF
Lot
1.34 ac (58,196 SF)
Zoning code
C1
APN
481-06-039
UPID
US09-3077551
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
-
Vista Manor Nursing Center Nursing Home
-
Linda Matsuda Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$580k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$890k
Owner & transaction history
Parkview Snf LLC · 9 yrs held
Parkview Snf LLC
since 2016
7 recorded transactions
Zoning & alternative use
C1 · 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
$580,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,360,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$40 / 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
$72,403
Tax year 2024
Assessed value
$4,266,890
Assessed 2024
Previous assessed
$4,266,890
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$1,532,080
Assessed improvement
$2,734,810
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1968
Heating
NONE
Stories
1
Total area
22,490 SF
Lot
1.34 ac (58,196 SF)
Zoning code
C1
APN
481-06-039
UPID
US09-3077551
Jurisdiction
SANTA CLARA
Zoning & alternative use
C1 · San Jose, CA
Zoning C1 · permitted uses
C1 · 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
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS)
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
1968
Heating
NONE
Stories
1
Lot
1.34 ac
Current owner
From public records · entity-resolved
Parkview Snf LLC
Entity
Free & Clear · 9 yrs held
Mailing address
3190 S BASCOM AVE STE #200, SAN JOSE, CA 95124-2568
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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, 2016
—
Parkview Snf LLC
Hillman Karen U Trust
Grant Deed
related
—
Nov 7, 2016
—
Parkview Snf LLC
Hillman Karen U Trust
Quit Claim Deed
—
Aug 11, 2016
—
Conant,diane K Trust
Conant,diana K
Quit Claim Deed
related
—
Jun 4, 2009
—
Ghc Of San Jose Note LLC
—
Deed Of Trust
related
$15,000,000 · Crystal Cap Fund Mgmt LP
Nov 2, 2007
—
Ghc Of San Jose LLC
—
Deed Of Trust
related
$15,000,000 · Crystal Capital Fund Mgmt LP
Jan 22, 2001
—
Karen U Hillman
United Construction Co
Grant Deed
related
—
Aug 26, 1998
—
Conant Trust
Conant,kim U
Quit Claim Deed
related
—
May 3, 1994
—
Hillman Trust
Hillman,karen U
Quit Claim Deed
related
—
Dec 18, 1992
—
Karen Hillman
Untiedt Construc
Grant Deed
related
—
—
—
Ghc Of San Jose LLC
—
Deed Of Trust
related
$150,000,000 · Ing Capital LLC
—
—
Ghc Of San Jose Note LLC
—
Deed Of Trust
related
$150,000,000 · Ing Capital LLC
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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