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Property profile & analytics
OFF-MARKET
Estimated value
$2,475,000
Apartment buildings
1596 Mendenhall Dr San Jose, CA 95130-1235
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5371509
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1969
Construction
WOOD
Total area
4,877 SF
Lot
0.27 ac (11,925 SF)
Zoning code
R-M
APN
307-26-047
UPID
US09-5371509
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
$2.27M
CAP Approach
CAP
$1.56M
Comparable Approach
Comparable
$2.55M
Blend (final)
Blend
$2.48M
Owner & transaction history
Five Springs Apartments LLC · 4 yrs held
Five Springs Apartments LLC
since 2021
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
R-M · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.3M
+30.6%
Warehouse, storage
$2.2M
+25.0%
Office building
$1.9M
+7.2%
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
$2,420,000
ML approach
$2,265,000
CAP Approach
CAP Return
Estimation
6%
$1,690,000
6.5%
$1,560,000
7%
$1,450,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,785,000
Current use
RETAIL STORES
$2,335,000
Change: +31% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,230,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$1,915,000
Change: +7% · Conversion: Moderate
Blend value · Realmo final
$2.48M
Range $2.23M – $2.72M · ±10% · vs last sale $2.58M (Aug 24 2021)
Last sale anchor
$2.58M
Aug 24 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
$507 / 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
$35,368
Tax year 2024
Assessed value
$2,679,029
Assessed 2024
Previous assessed
$2,679,029
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,861,275
Assessed improvement
$817,754
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
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
CENTRAL
Cooling
NONE
Stories
2
Units
5
Total area
4,877 SF
Lot
0.27 ac (11,925 SF)
Zoning code
R-M
APN
307-26-047
UPID
US09-5371509
Jurisdiction
SANTA CLARA
Zoning & alternative use
R-M · San Jose, CA
Zoning R-M · permitted uses
R-M · San Jose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Jose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.8M
RETAIL STORES
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$2.2M
OFFICE BUILDING
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
1969
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
5
Lot
0.27 ac
Current owner
From public records · entity-resolved
Five Springs Apartments LLC
Entity
Mailing address
1515 POPPY WAY, CUPERTINO, CA 95014-5306
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
Dec 29, 2021
—
Five Springs Apartments LLC
—
Deed
related
$700,000 · Technology Cu
Aug 24, 2021
$2,575,000
Five Springs Apartments LLC
Gregory C Baker
Grant Deed
—
Jun 4, 2013
$800,000
Baker,gregory C Trust
Pirslin,tomislav
Grant Deed
—
Feb 2, 2009
—
Tomislav Pirslin
Stiplosek,katherine
Grant Deed
related
—
Aug 22, 2006
$975,000
Katherine Stiplosek
James C Hill
Grant Deed
$780,000 · The Mortgage Store Financial INC
Feb 22, 2002
—
James C Hill
James C Hill Trustee
Quit Claim Deed
related
$567,000 · Wells Fargo Home Mortgage INC
Feb 5, 2001
—
James C Hill Trustee
Hill,james C & Dawb L
Quit Claim Deed
related
—
Sep 26, 2000
—
James C Hill
James C Hill Trustee
Quit Claim Deed
related
$485,000 · Wells Fargo Home Mortgage INC
Nov 15, 1994
—
James C Hill Trustee
Hill,james C & Dawn L
Quit Claim Deed
related
—
—
—
James C Hill
—
Deed Of Trust
related
$237,900 · World Savings & Loan
—
—
James C Hill
—
Deed Of Trust
related
$567,000 · Wells Fargo Home Mortgage INC
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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