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Property profile & analytics
OFF-MARKET
Estimated value
$1,520,000
Retail space
16390 Monterey St Morgan Hill, CA 95037-5406
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-2165416
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Construction
WOOD
Total area
3,500 SF
Lot
0.72 ac (31,275 SF)
Zoning code
CT
APN
817-02-051
UPID
US10-2165416
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
by Request
CAP Approach
CAP
$1.46M
Comparable Approach
Comparable
$932k
Blend (final)
Blend
$1.52M
Owner & transaction history
Jasvir Singh
Jasvir Singh
since 2025
Last sale
$1.8M
5 recorded transactions
Zoning & alternative use
CT · Morgan Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+19.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,575,000
6.5%
$1,455,000
7%
$1,350,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,740,000
Current use
OFFICE BUILDING
$2,080,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$1.52M
Range $1.37M – $1.67M · ±10% · vs last sale $1.84M (Jul 31 2025)
Last sale anchor
$1.84M
Jul 31 2025
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
$434 / 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
$6,656
Tax year 2024
Assessed value
$537,446
Assessed 2024
Previous assessed
$537,446
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$407,165
Assessed improvement
$130,281
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
3,500 SF
Lot
0.72 ac (31,275 SF)
Zoning code
CT
APN
817-02-051
UPID
US10-2165416
Jurisdiction
SANTA CLARA
Zoning & alternative use
CT · Morgan Hill, CA
Zoning CT · permitted uses
CT · 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
RETAIL STORES Current
Est. value
$1.7M
OFFICE BUILDING
Est. value
$2.1M
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.72 ac
Current owner
From public records · entity-resolved
Jasvir Singh
Individual
Mailing address
2715 FOUNTAIN OAKS DR, MORGAN HILL, CA 95037-3956
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2025
$1,842,000
Jasvir Singh
Salim Asad Asfour
Grant Deed
$939,700 · Harvest Small Business Finance LLC
Oct 31, 2025
—
Jasvir Singh
—
Deed
related
$773,000 · The Mortgage Capital Development Corpora
Aug 2, 2006
—
Asfour Salim A & W S Trust
Asfour,salim
Quit Claim Deed
related
—
Dec 14, 1995
$330,000
Salim Asfour
Snider,angela A
Grant Deed
$200,000 · Southern Pacific Thrift & Loan
Sep 29, 1993
—
Alosi,joseph Trustee
Snider,a./barban
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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