12820 Saratoga Sunnyvale Rd Saratoga, CA 95070-4220
Trust Owned
32-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$6.67M
Range $6.00M – $7.33M (±10%)
Property ID
US09-0362554
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Construction
WOOD FRAME
Total area
15,131 SF
Lot
1.47 ac (64,033 SF)
Zoning code
CN
APN
393-01-032
UPID
US09-0362554
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
-
Real Estate Agency
-
Real Estate Agency
-
Real Estate Agency
-
Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.74M
Comparable Approach
Comparable
$7.01M
Blend (final)
Blend
$6.67M
Owner & transaction history
since 1994
2 recorded transactions
Zoning & alternative use
CN · Saratoga, CA
Zoning description
The intent of the Commercial Neighborhood zone is to provide areas for small scale retail, service, and office uses that primarily serve the surrounding residential neighborhoods. Development in this zone is intended to…
General category
COMMERCIAL
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$6.67M
Value range
$6.00M – $7.33M
±10% around blend
Estimated value / SF
$440 / SF
Confidence
Low
3 county-verified comps
Property data
63
Market benchmarks
33
Comparable evidence
30
$6.00M
blend $6.67M
$7.33M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
15,131 SF
Lot area
1.47 ac
Stories
1
APN
393-01-032
Assessed value
$5,318,292
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.74M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$9.47M
@ 6.5% CAP return
$8.74M
@ 7% CAP return
$8.11M
4
Sales comparison
Partial preview
Sales approach indication
$14.05M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.2 mi away · 10,800 SF
11.4 mi away · 10,851 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$6.67M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 804 sales
$594
-26%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $440/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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
Unlock the complete Cap Rate workflow
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
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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$5.32M
Move the market yield to see immediate price impact.
Value / SF
$351
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%
$335k
$6.70M
$4.79M
$3.72M
$372k
$7.45M
$5.32M
$4.14M
$410k
$8.19M
$5.85M
$4.55M
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
$11.07M
2.9 mi · Jan 2026 · $934/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Assessed value
$5,318,292
Assessed 2023
Previous assessed
$5,214,013
+2.0% YoY
Assessed land
$2,954,607
Assessed improvement
$2,363,685
Applied tax rate
15.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Construction
WOOD FRAME
Heating
NONE
Stories
1
Total area
15,131 SF
Lot
1.47 ac (64,033 SF)
Zoning code
CN
APN
393-01-032
UPID
US09-0362554
Jurisdiction
SANTA CLARA
Zoning & alternative use
CN · Saratoga, CAZoning CN · permitted uses
CN · Saratoga, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of the Commercial Neighborhood zone is to provide areas for small scale retail, service, and office uses that primarily serve the surrounding residential neighborhoods. Development in this zone is intended to…
General category
COMMERCIAL
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
Construction
WOOD FRAME
Heating
NONE
Stories
1
Lot
1.47 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
CN
COMMERCIAL
Jurisdiction
Saratoga, CA
Recorded code
CN
Official district
CN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CN in Saratoga, 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.
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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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