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Property profile & analytics
OFF-MARKET
Estimated value
$1,850,000
Retail space
1356 Franklin St Santa Clara, CA 95050-4711
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3041705
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
WOOD
Total area
3,425 SF
Lot
0.14 ac (6,080 SF)
Zoning code
C
APN
269-20-084
UPID
US09-3041705
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
-
The Guitarist Vocational School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.85M
CAP Approach
CAP
$1.43M
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$1.85M
Owner & transaction history
Slack Key Properties LLC · 4 yrs held
Slack Key Properties LLC
since 2022
Last sale
$1.9M
2 recorded transactions
Zoning & alternative use
C · Santa Clara, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+1.6%
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 Santa Clara submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Clara 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
$1,745,000
ML approach
$1,850,000
CAP Approach
CAP Return
Estimation
6%
$1,540,000
6.5%
$1,425,000
7%
$1,320,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,840,000
Current use
OFFICE BUILDING
$1,870,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.85M
Range $1.67M – $2.04M · ±10% · vs last sale $1.90M (Apr 1 2022)
Last sale anchor
$1.90M
Apr 1 2022
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
$540 / 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
$23,190
Tax year 2024
Assessed value
$1,976,760
Assessed 2024
Previous assessed
$1,976,760
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,352,520
Assessed improvement
$624,240
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
3,425 SF
Lot
0.14 ac (6,080 SF)
Zoning code
C
APN
269-20-084
UPID
US09-3041705
Jurisdiction
SANTA CLARA
Zoning & alternative use
C · Santa Clara, CA
Zoning C · permitted uses
C · Santa Clara, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Clara. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.9M
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
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Slack Key Properties LLC
Entity
Mailing address
704 HAMILTON LN, SANTA CLARA, CA 95051-5551
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2022
$1,900,000
Slack Key Properties LLC
Wayne Salvatore
Grant Deed
$1,922,000 · Gulf Coast Bank & Trust Co
—
—
Salvatore Wayne
—
Deed Of Trust
related
$230,000 · Bank Of Santa Clara
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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