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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Industrial properties
1650 Watson Ct Milpitas, CA 95035-6822
Individually Owned
Absentee Owner
Free & Clear
Property ID
US09-0557267
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1982
Construction
TILT-UP CONCRETE
Total area
4,400 SF
Lot
0.26 ac (11,326 SF)
Zoning code
M1
APN
092-08-066
UPID
US09-0557267
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
$885k
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
$535k
Blend (final)
Blend
$890k
Owner & transaction history
Le The
Le The
since 2026
Last sale
$895,000
7 recorded transactions
Zoning & alternative use
M1 · Milpitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Milpitas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milpitas 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
$875,000
ML approach
$885,000
CAP Approach
CAP Return
Estimation
6%
$1,225,000
6.5%
$1,130,000
7%
$1,050,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,355,000
Current use
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $895k (Nov 6 2023)
Last sale anchor
$895k
Nov 6 2023
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
$202 / 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
$13,474
Tax year 2024
Assessed value
$1,054,556
Assessed 2024
Previous assessed
$1,054,556
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$695,183
Assessed improvement
$359,373
Applied tax rate
12.0000
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
4,400 SF
Lot
0.26 ac (11,326 SF)
Zoning code
M1
APN
092-08-066
UPID
US09-0557267
Jurisdiction
SANTA CLARA
Zoning & alternative use
M1 · Milpitas, CA
Zoning M1 · permitted uses
M1 · Milpitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milpitas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.4M
INDUSTRIAL (GENERAL) Current
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Le The
Individual
Free & Clear · 0 yrs held
Mailing address
6481 GLENVIEW CIR, HUNTINGTON BEACH, CA 92648-6601
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2026
$1,800,000
Le The
Fg & R Properties LLC
Grant Deed
—
Nov 6, 2023
—
Fg & R Properties LLC
Gary D Peterson
Intrafamily Transfer
related
—
Jan 7, 2019
—
Peterson,gary D Trust
Peterson,gary
Quit Claim Deed
related
—
Oct 16, 2014
$895,000
Gary Peterson
Silver Creek Properties LLC
Grant Deed
—
Apr 23, 2010
$590,000
Silver Creek Properties LLC
Bank Of The West
Grant Deed
$295,000 · Community West Bank NA
Feb 5, 2010
$452,218
Bank Of The West
Fidelity National Title Co
Trustees Deed
related
—
Mar 14, 2008
—
Rae A Hawley
Hawley,timothy W
Quit Claim Deed
related
—
Oct 29, 2004
$877,000
Timothy W Hawley
Schuyler,paul
Grant Deed
$438,500 · Bridge Bank NA
—
—
Paul Et Schuyler
—
Deed Of Trust
related
$200,000 · Pacific Western National 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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