New search
Property profile & analytics
OFF-MARKET
Estimated value
$5,430,000
Industrial properties
1652 Watson Ct Milpitas, CA 95035-6822
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-2507186
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1982
Construction
TILT-UP CONCRETE
Total area
16,752 SF
Lot
0.91 ac (39,640 SF)
Zoning code
M1
APN
092-08-067
UPID
US09-2507186
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
-
RDM Industrial Products Inc Production Facility Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.33M
CAP Approach
CAP
$4.30M
Comparable Approach
Comparable
$3.34M
Blend (final)
Blend
$5.43M
Owner & transaction history
Pramukh Properties INC · 3 yrs held
Pramukh Properties INC
since 2023
Last sale
$5.5M
6 recorded transactions
Zoning & alternative use
M1 · Milpitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$7.0M
+35.9%
Warehouse, storage
$6.0M
+15.6%
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
$5,385,000
ML approach
$5,325,000
CAP Approach
CAP Return
Estimation
6%
$4,660,000
6.5%
$4,300,000
7%
$3,995,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,150,000
Current use
APARTMENT HOUSE (5+ UNITS)
$7,000,000
Change: +36% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,955,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$5.43M
Range $4.89M – $5.97M · ±10% · vs last sale $5.50M (Jun 21 2023)
Last sale anchor
$5.50M
Jun 21 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
$324 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$1,607,596
Assessed 2023
Previous assessed
$1,576,075
+2.0% YoY
Assessed land
$705,383
Assessed improvement
$902,213
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
16,752 SF
Lot
0.91 ac (39,640 SF)
Zoning code
M1
APN
092-08-067
UPID
US09-2507186
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
$5.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.0M
WAREHOUSE, STORAGE
Est. value
$6.0M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
0.91 ac
Current owner
From public records · entity-resolved
Pramukh Properties INC
Entity
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2024
—
Pramukh Properties INC
—
Deed
related
$2,065,500 · First Citizens Bank & Trust Co
Jun 21, 2023
$5,500,000
Pramukh Properties INC
Ricky Vigil
Grant Deed
$4,675,000 · First Citizens Bank & Trust Co
Mar 25, 1998
—
Ricky Vigil
Robert Mason Estate
Grant Deed
related
—
Mar 10, 1998
—
Vigil Trust
Vigil,ricky
Quit Claim Deed
related
—
Oct 2, 1989
$977,500
Robert Mason
Travis,j.
Grant Deed
$880,000 · Truckee River Bank
Feb 22, 1988
$166,000
John Travis
Mihol
Grant Deed
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1652 Watson Ct?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
