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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Apartment buildings
165 Blossom Hl Rd, San Jose, CA 95123-5938
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-3721305
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1967
Total area
1,344 SF
Lot
9.96 ac (433,881 SF)
Zoning code
RMH
APN
690-04-004
UPID
US09-3721305
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
-
Law Office of Tommy Goodwin Law Firm
-
Drain Rooter Service Plumbing Service General Contractor
-
Magic Sands Campground & RV Park
-
Heaven's Aquatic (Bike/Boat/Book/etc) Store Pet Store
-
Gigi's Productions Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
$425k
Comparable Approach
Comparable
$702k
Blend (final)
Blend
$580k
Owner & transaction history
Gbr Magic Sands Mhp LLC · 17 yrs held
Gbr Magic Sands Mhp LLC
since 2008
5 recorded transactions
Zoning & alternative use
RMH · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$645,000
+30.6%
Warehouse, storage
$615,000
+25.0%
Office building
$530,000
+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
by Request
ML approach
$610,000
CAP Approach
CAP Return
Estimation
6%
$460,000
6.5%
$425,000
7%
$395,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$490,000
Current use
RETAIL STORES
$645,000
Change: +31% · Conversion: Difficult
WAREHOUSE, STORAGE
$615,000
Change: +25% · Conversion: Difficult
OFFICE BUILDING
$530,000
Change: +7% · Conversion: Moderate
Blend value · Realmo final
$580k
Range $522k – $638k · ±10%
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
$432 / 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
$378,988
Tax year 2024
Assessed value
$8,407,207
Assessed 2024
Previous assessed
$8,407,207
+0.0% YoY
Effective rate
4.51%
On assessed value
Assessed land
$7,707,422
Assessed improvement
$699,785
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1967
Heating
NONE
Cooling
YES
Units
107
Total area
1,344 SF
Lot
9.96 ac (433,881 SF)
Zoning code
RMH
APN
690-04-004
UPID
US09-3721305
Jurisdiction
SANTA CLARA
Zoning & alternative use
RMH · San Jose, CA
Zoning RMH · permitted uses
RMH · 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
$490,000
RETAIL STORES
Est. value
$645,000
WAREHOUSE, STORAGE
Est. value
$615,000
OFFICE BUILDING
Est. value
$530,000
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
1967
Heating
NONE
Cooling
Yes
Units
107
Lot
9.96 ac
Current owner
From public records · entity-resolved
Gbr Magic Sands Mhp LLC
Entity
Mailing address
165 BLOSSOM HL RD, SAN JOSE, CA 95123-5938
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
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
Feb 7, 2017
—
Gbr Magic Sands Mhp LLC
—
Grant Deed
related
$39,265,000 · Private Individual
Dec 10, 2008
—
Gbr Magic Sands Mhp LLC
Barbaccia Magic Sands LLC
Grant Deed
$38,500,000 · Ge Commercial Mtg Corp 2007-c1
Apr 4, 2007
—
Gbr San Jose Mhp LLC
Gbr San Jose Mhp LLC
Quit Claim Deed
related
—
Feb 12, 1993
$193,000
Barbaccia Properties LP
Barbaccia,cyril
Quit Claim Deed
related
—
—
—
Gbr Magic Sands Mhp LLC
—
Loan Modification
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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