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Property profile & analytics
OFF-MARKET
Estimated value
$4,285,000
Assisted living facilities
1555 Petersen Ave San Jose, CA 95129
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3204332
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Total area
16,697 SF
Lot
0.84 ac (36,462 SF)
Zoning code
R3
APN
378-27-025
UPID
US10-3204332
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
$3.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.29M
Owner & transaction history
Half Moon Bay Holdings LLC · 1 yrs held
Half Moon Bay Holdings LLC
since 2025
Last sale
$4.7M
4 recorded transactions
Zoning & alternative use
R3 · San Jose, CA
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
$3,940,000
ML approach
$3,855,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.29M
Range $3.86M – $4.71M · ±10% · vs last sale $4.67M (Oct 21 2022)
Last sale anchor
$4.67M
Oct 21 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
$257 / 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
$114,170
Tax year 2024
Assessed value
$7,698,111
Assessed 2024
Previous assessed
$7,698,111
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$3,753,600
Assessed improvement
$3,944,511
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1965
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
16,697 SF
Lot
0.84 ac (36,462 SF)
Zoning code
R3
APN
378-27-025
UPID
US10-3204332
Jurisdiction
SANTA CLARA
Zoning & alternative use
R3 · San Jose, CAZoning R3 · permitted uses
R3 · San Jose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Building & site characteristics
From public records
Year built
1965
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.84 ac
Current owner
From public records · entity-resolved
Half Moon Bay Holdings LLC
Entity
Mailing address
16885 W BERNARDO DR STE #216, SAN DIEGO, CA 92127-1620
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jan 30, 2025
—
Half Moon Bay Holdings LLC
Saratoga Creek Holdings LLC
Deed
$44,197,600 · Lument Real Estate Capital LLC
Oct 21, 2022
—
1601 Petersen Avenue LLC
Smd Ent Nw Westgate Nursing Facilit
Intrafamily Transfer
related
—
Sep 30, 2003
$4,670,545
Smd Enterprises Nw Westgate Nu
Calbay Investment Co LLC
Grant Deed
$8,240,000 · Calbay Investment Co LLC
Sep 29, 2003
$500,000
Scalbay Investment Co LLC
Beverly Health & Rehabilitatio
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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