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Property profile & analytics
OFF-MARKET
Estimated value
$2,895,000
Life science properties
1355 California Cir Milpitas, CA 95035-3021
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0604488
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1986
Construction
TILT-UP CONCRETE
Total area
90,068 SF
Lot
6.69 ac (291,416 SF)
Zoning code
MP
APN
022-38-007
UPID
US09-0604488
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
-
California Mobility Works (CMW) Electrical Service Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.03M
Blend (final)
Blend
$2.90M
Owner & transaction history
District Owners Association
District Owners Association
since 2026
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
MP · Milpitas, 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 Milpitas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milpitas 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
$2,895,000
ML approach
$2,895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.90M
Range $2.61M – $3.18M · ±10% · vs last sale $2.89M (Nov 5 2024)
Last sale anchor
$2.89M
Nov 5 2024
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
$32 / 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
$197,399
Tax year 2024
Assessed value
$16,665,971
Assessed 2024
Previous assessed
$16,665,971
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$11,155,189
Assessed improvement
$5,510,782
Applied tax rate
12.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
90,068 SF
Lot
6.69 ac (291,416 SF)
Zoning code
MP
APN
022-38-007
UPID
US09-0604488
Jurisdiction
SANTA CLARA
Zoning & alternative use
MP · Milpitas, CA
Zoning MP · permitted uses
MP · Milpitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milpitas. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
6.69 ac
Current owner
From public records · entity-resolved
District Owners Association
Individual
Mailing address
4511 WILLOW RD STE #8, PLEASANTON, CA 94588-2735
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 11, 2026
—
District Owners Association
Pulte Home Company LLC
Grant Deed
$1,088,000 · Pulte Mortgage LLC
May 11, 2026
$1,280,000
Shen Kuan
Pulte Home Company LLC
Grant Deed
related
$1,088,000 · Pulte Mortgage LLC
Nov 5, 2024
$2,893,000
Pulte Home Company LLC
Ag Ehc II Phm Ca 2 LP
Grant Deed
—
Oct 7, 2024
$2,893,000
Pulte Home Company LLC
Ag Ehc II Phm Ca 2 LP
Grant Deed
—
Jul 12, 2024
$7,762,500
Pulte Home Company LLC
Ag Ehc II Phm Ca 2 LP
Grant Deed
—
Jan 5, 2024
$32,000,000
Ag Ehc II Phm Ca 2 LP
Mathew Property I LLC
Grant Deed
—
Dec 21, 2018
$15,239,000
Mathew Property LLC
Nrec Milpitas Holdings LLC
Grant Deed
—
Feb 27, 2007
—
Nrfc Milpitas Holdings LLC
Credence Systems Corp
Grant Deed
$23,250,000 · Greenwich Capital Financial Products INC
Aug 1, 2002
—
Credence Systems Corp
Transwestern Dixon Landings
Grant Deed
related
—
Jun 3, 1998
—
Transwestern Dixon Landings
Principal Mutual Life Insuranc
Grant Deed
$110,182,875 · Bankers Trust Co
Dec 30, 1992
$125,000
Principal Mutual Life Insurance
Patrician Assici
Grant Deed
—
Aug 21, 1992
—
Patrician Assiciates Corp
Prentiss/copley
Grant Deed
related
—
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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