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Property profile & analytics
OFF-MARKET
Estimated value
$1,515,000
Industrial properties
16485 Church St Morgan Hill, CA 95037-5438
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2250965
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1979
Total area
1,800 SF
Lot
0.56 ac (24,600 SF)
Zoning code
CC
APN
817-02-008
UPID
US10-2250965
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
-
Full Throttle Garage Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.52M
Owner & transaction history
Ashot Iskandarian · 4 yrs held
Ashot Iskandarian
since 2021
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
CC · Morgan Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.9M
+319.5%
Office building
$1.1M
+142.3%
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
$1,495,000
ML approach
$1,470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,850,000
Change: +320% · Conversion: Difficult
OFFICE BUILDING
$1,070,000
Change: +142% · Conversion: Difficult
Blend value · Realmo final
$1.52M
Range $1.36M – $1.67M · ±10% · vs last sale $1.55M (Nov 22 2021)
Last sale anchor
$1.55M
Nov 22 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
$842 / 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
$18,828
Tax year 2024
Assessed value
$1,612,619
Assessed 2024
Previous assessed
$1,612,619
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,535,630
Assessed improvement
$76,989
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
1979
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
1,800 SF
Lot
0.56 ac (24,600 SF)
Zoning code
CC
APN
817-02-008
UPID
US10-2250965
Jurisdiction
SANTA CLARA
Zoning & alternative use
CC · Morgan Hill, CA
Zoning CC · permitted uses
CC · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
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
1979
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Ashot Iskandarian
Individual
Mailing address
1985 PEAR DR, MORGAN HILL, CA 95037-7238
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2021
$1,550,000
Ashot Iskandarian
William Merriott
Grant Deed
$1,162,050 · Commerceone Bank
Nov 27, 2013
$550,000
William E Merriott
Richardson,roland & Theresa
Grant Deed
$330,000 · Roland & Theresa Richardson
Nov 27, 2013
—
William E Merriott
Merriott,lory M
Quit Claim Deed
related
—
Nov 10, 2009
$16,093
Roland Richardson
Richardson,roland
Trustees Deed
related
—
Apr 27, 1994
$20,000
Rich-way Enterprises INC
Richardson,terry
Quit Claim Deed
related
—
Dec 2, 1993
$144,000
Terry Richardson
John Roland INC
Grant Deed
related
—
—
—
Rich Way Ents
—
Deed Of Trust
related
$200,000 · Roland & Theresa Richardson
—
—
Rich Way Ents
—
Deed Of Trust
related
$650,000 · Roland & Theresa Richardson
—
—
Rich Way Ents INC
—
Deed Of Trust
related
—
—
—
Rich-way Ents INC
—
Deed Of Trust
related
$385,000 · Trust Co Of America
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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