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Property profile & analytics
OFF-MARKET
Estimated value
$4,160,000
Industrial properties
15940 Concord Cir Morgan Hill, CA 95037-7144
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2527493
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1985
Construction
TILT-UP CONCRETE
Total area
13,568 SF
Lot
1 ac (43,620 SF)
Zoning code
M1
APN
817-06-032
UPID
US10-2527493
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
-
Menekshe Law Firm Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.18M
CAP Approach
CAP
$3.49M
Comparable Approach
Comparable
$4.43M
Blend (final)
Blend
$4.16M
Owner & transaction history
Menekshe LLC · 5 yrs held
Menekshe LLC
since 2021
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
M1 · Morgan Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.7M
+103.0%
Apartment house (5+ units)
$5.7M
+70.6%
Warehouse, storage
$4.8M
+45.1%
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 Morgan Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Morgan Hill 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
$4,055,000
ML approach
$4,180,000
CAP Approach
CAP Return
Estimation
6%
$3,775,000
6.5%
$3,485,000
7%
$3,235,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,325,000
Current use
RETAIL STORES
$6,745,000
Change: +103% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$5,670,000
Change: +71% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,825,000
Change: +45% · Conversion: Easy
Blend value · Realmo final
$4.16M
Range $3.74M – $4.58M · ±10% · vs last sale $4.20M (Jun 15 2021)
Last sale anchor
$4.20M
Jun 15 2021
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
$307 / 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
$51,355
Tax year 2024
Assessed value
$4,457,072
Assessed 2024
Previous assessed
$4,457,072
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,018,759
Assessed improvement
$3,438,313
Applied tax rate
4.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
2
Total area
13,568 SF
Lot
1 ac (43,620 SF)
Zoning code
M1
APN
817-06-032
UPID
US10-2527493
Jurisdiction
SANTA CLARA
Zoning & alternative use
M1 · Morgan Hill, CA
Zoning M1 · permitted uses
M1 · Morgan Hill, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Morgan Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$3.3M
RETAIL STORES
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.7M
WAREHOUSE, STORAGE
Est. value
$4.8M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Lot
1 ac
Current owner
From public records · entity-resolved
Menekshe LLC
Entity
Mailing address
3085 PASEO VIS AVE, SAN MARTIN, CA 95046-9707
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2021
$4,200,000
Menekshe LLC
Panglossian LLC
Grant Deed
$3,570,000 · Bank Of The West
Jan 13, 2016
$1,900,000
Panglossian LLC
Roger D Dockter
Grant Deed
$1,140,000 · Wells Fargo Bank NA
Aug 7, 2009
$1,190,000
Roger D Dockter
Black Asset LLC
Grant Deed
$595,000 · Bank Of The West
Apr 17, 2009
—
Black Asset LLC
First Cmnty Bk
Grant Deed
—
Apr 6, 2009
$1,050,125
Cmnty Bk First
First American Title Ins
Trustees Deed
related
—
Dec 27, 2006
$2,007,000
Kendall A Burge
Hilde O R & Magnoli C A Trust
Grant Deed
$1,003,400 · First Community Bank
Jan 7, 1999
—
Osvaldo R Hilde
Cruz,sadonna L
Quit Claim Deed
related
—
Jan 7, 1999
$45,000
Hilde/magnoli Trust
Hilde,osvaldo R & Carol A
Trustees Deed
related
—
Dec 19, 1996
$947,000
Hilde,osvaldo R & Carol A
Dill Trust
Trustees Deed
$874,000 · Heller First Capital
Dec 19, 1996
—
Norbert Cruz
Cruz,sadonna
Quit Claim Deed
related
—
—
—
Hilde Trust
—
Deed Of Trust
related
$850,000 · Wells Fargo Bank
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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