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Property profile & analytics
OFF-MARKET
Estimated value
$115,135,000
Vineyards
1350 Pacheco Pass Hwy Gilroy, CA 95020-9559
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0873026
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Total area
921,750 SF
Lot
40.33 ac (1,756,700 SF)
Zoning code
M2
APN
841-17-098
UPID
US09-0873026
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
-
Olam SVI Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$115.14M
Owner & transaction history
Olam West Coast INC · 6 yrs held
Olam West Coast INC
since 2020
Last sale
$110.3M
3 recorded transactions
Zoning & alternative use
M2 · Gilroy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$154.2M
+357.7%
Retail stores
$106.5M
+216.2%
Apartment house (5+ units)
$93.6M
+177.8%
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 Gilroy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilroy 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
$124,740,000
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
$154,170,000
Change: +358% · Conversion: Difficult
RETAIL STORES
$106,480,000
Change: +216% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$93,565,000
Change: +178% · Conversion: Difficult
Blend value · Realmo final
$115.14M
Range $103.62M – $126.65M · ±10% · vs last sale $110.33M (May 27 2020)
Last sale anchor
$110.33M
May 27 2020
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
$125 / 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
$992,802
Tax year 2024
Assessed value
$78,582,791
Assessed 2024
Previous assessed
$78,582,791
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,765,208
Assessed improvement
$76,817,583
Applied tax rate
2.0000
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
Vineyards
Use group
WINERY
Status
Off-Market
Heating
NONE
Total area
921,750 SF
Lot
40.33 ac (1,756,700 SF)
Zoning code
M2
APN
841-17-098
UPID
US09-0873026
Jurisdiction
SANTA CLARA
Zoning & alternative use
M2 · Gilroy, CA
Zoning M2 · permitted uses
M2 · Gilroy, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilroy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$154.2M
RETAIL STORES
Est. value
$106.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$93.6M
OFFICE BUILDING
RETAIL STORES
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
Heating
NONE
Lot
40.33 ac
Current owner
From public records · entity-resolved
Olam West Coast INC
Entity
Free & Clear · 6 yrs held
Mailing address
205 E RIV PARK CIR STE #310, FRESNO, CA 93720-1572
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
May 27, 2020
$110,330,000
Olam West Coast INC
Mrsl Owner LLC
Grant Deed
—
Dec 30, 2019
$110,330,000
Mrsl Owner LLC
Olam West Coast INC
Trustees Deed
$108,330,000 · Olam West Coast INC
Jul 19, 2010
$15,378,000
Olam West Coast INC
Conagra Foods INC
Grant Deed
—
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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