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Property profile & analytics
OFF-MARKET
Estimated value
$18,595,000
Office buildings
1288 Pear Ave Mountain View, CA 94043-1432
Entity Owned
27-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2641865
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
CONCRETE
Total area
44,252 SF
Lot
2.84 ac (123,710 SF)
Zoning code
M2B4
APN
116-14-131
UPID
US09-2641865
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
-
Microsoft Building SVC6 Corporate Office
-
Microsoft (Bike/Boat/Book/etc) Store Corporate Office
-
Rocketcash Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$25.55M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.60M
Owner & transaction history
Pear Avenue Group · 27 yrs held
Pear Avenue Group
since 1999
5 recorded transactions
Zoning & alternative use
M2B4 · Mountain View, 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 Mountain View submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mountain View 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%
$27,675,000
6.5%
$25,545,000
7%
$23,720,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$30,170,000
Current use
Blend value · Realmo final
$18.60M
Range $16.74M – $20.45M · ±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
$420 / 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
$26,157,797
Assessed 2023
Previous assessed
$25,644,900
+2.0% YoY
Assessed land
$10,889,218
Assessed improvement
$15,268,579
Applied tax rate
5.0000
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
1999
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Total area
44,252 SF
Lot
2.84 ac (123,710 SF)
Zoning code
M2B4
APN
116-14-131
UPID
US09-2641865
Jurisdiction
SANTA CLARA
Zoning & alternative use
M2B4 · Mountain View, CA
Zoning M2B4 · permitted uses
M2B4 · Mountain View, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Mountain View. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$30.2M
OFFICE BUILDING Current
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
1999
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.84 ac
Current owner
From public records · entity-resolved
Pear Avenue Group
Entity
Mailing address
3135 DIABLO AVE, HAYWARD, CA 94545-2701
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 1999
—
Pear Avenue Group
Pear Avenue Group
Quit Claim Deed
related
—
Aug 13, 1998
—
Pear Avenue Group
—
Grant Deed
related
$5,474,000 · Comerica Bank California
Mar 30, 1998
—
Pear Ave Group
Rehrmann,george & Donna
Grant Deed
related
—
Feb 23, 1998
—
George Rehrmann
Rehrmann Trust
Quit Claim Deed
related
—
—
—
Pear Avenue Group
—
Deed Of Trust
related
$4,000,000 · Miscellaneous Ins Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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