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Property profile & analytics
OFF-MARKET
Estimated value
$9,630,000
Office buildings
1290 Tully Rd San Jose, CA 95122-3069
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-2790839
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
TILT-UP CONCRETE
Total area
23,758 SF
Lot
1.96 ac (85,377 SF)
Zoning code
A(PD)
APN
499-19-037
UPID
US09-2790839
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
-
DaVita Tully Road Home Training (pd) Medical Clinic
-
Pure Hockey Sports Field & Court (Bike/Boat/Book/etc) Store
-
DaVita Tully Road Ht At Home Medical Clinic
-
ZINEB BENMAYOUF Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.78M
Blend (final)
Blend
$9.63M
Owner & transaction history
Tlv Properties LLC · 9 yrs held
Tlv Properties LLC
since 2016
4 recorded transactions
Zoning & alternative use
A(PD) · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$15.9M
+70.2%
Warehouse, storage
$10.9M
+16.5%
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
$9,330,000
Current use
RETAIL STORES
$15,880,000
Change: +70% · Conversion: Moderate
WAREHOUSE, STORAGE
$10,870,000
Change: +17% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,700,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$9.63M
Range $8.67M – $10.59M · ±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
$405 / 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
$135,398
Tax year 2024
Assessed value
$10,411,134
Assessed 2024
Previous assessed
$10,411,134
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$6,314,951
Assessed improvement
$4,096,183
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
3
Total area
23,758 SF
Lot
1.96 ac (85,377 SF)
Zoning code
A(PD)
APN
499-19-037
UPID
US09-2790839
Jurisdiction
SANTA CLARA
Zoning & alternative use
A(PD) · San Jose, CA
Zoning A(PD) · permitted uses
A(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 Current
Est. value
$9.3M
RETAIL STORES
Est. value
$15.9M
WAREHOUSE, STORAGE
Est. value
$10.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.7M
OFFICE BUILDING Current
RETAIL STORES
WAREHOUSE, STORAGE
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
3
Lot
1.96 ac
Current owner
From public records · entity-resolved
Tlv Properties LLC
Entity
Mailing address
PO BOX 21274, SAN JOSE, CA 95151-1274
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2016
$7,500,000
Tlv Properties LLC
Tully Business Park LLC
Grant Deed
$4,875,000 · Cathay Bank
Nov 4, 2002
—
Sfers Real Estate Corp
—
Deed Of Trust
related
$12,000,000 · Sumitomo Mitsui Banking Corp
Nov 2, 2000
—
Sfers Estate Corp Cc
Asp Tully LLC
Grant Deed
related
—
—
—
Kl Tully Associa
—
Deed Of Trust
related
$10,850,000 · Allstate Life Insurance 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.
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