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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Retail space
13455 Monterey Hwy San Martin, CA 95046-9210
Individually Owned
23-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1487388
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1964
Construction
WOOD FRAME
Total area
1,742 SF
Lot
2.23 ac (97,138 SF)
Zoning code
A1-5
APN
779-09-077
UPID
US09-1487388
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$725k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$725k
Owner & transaction history
Piazza,tr · 23 yrs held
Piazza,tr
since 2003
3 recorded transactions
Zoning & alternative use
A1-5 · San Martin, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+11.0%
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 Martin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Martin 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%
$785,000
6.5%
$725,000
7%
$670,000
Alternative Use
Use
Estimation
RETAIL STORES
$930,000
Current use
OFFICE BUILDING
$1,035,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$725k
Range $653k – $798k · ±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
$416 / 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
$16,433
Tax year 2024
Assessed value
$1,295,870
Assessed 2024
Previous assessed
$1,295,870
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$873,965
Assessed improvement
$421,905
Applied tax rate
87.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1964
Construction
WOOD FRAME
Heating
YES
Stories
1
Rooms
7
Bathrooms
1
Total area
1,742 SF
Lot
2.23 ac (97,138 SF)
Zoning code
A1-5
APN
779-09-077
UPID
US09-1487388
Jurisdiction
SANTA CLARA
Zoning & alternative use
A1-5 · San Martin, CA
Zoning A1-5 · permitted uses
A1-5 · San Martin, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Martin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$930,000
OFFICE BUILDING
Est. value
$1.0M
RETAIL STORES Current
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
1964
Construction
WOOD FRAME
Heating
YES
Stories
1
Rooms
7
Bathrooms
1
Lot
2.23 ac
Current owner
From public records · entity-resolved
Piazza,tr
Individual
Free & Clear · 23 yrs held
Mailing address
1811 HOMESTEAD RD, SANTA CLARA, CA 95050-5217
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2003
—
Piazza,tr
Piazza,phillip J
Quit Claim Deed
related
—
Feb 29, 2000
$860,500
Phillip J Piazza
Ward,thomas D & Irene
Grant Deed
$200,000 · Seller
—
—
Phillip J Piazza
—
Deed Of Trust
related
$260,000 · Watts 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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