Entity Owned
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For Sale
Contact for pricing
1652 Watson Ct, Milpitas, CA 95035
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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
Current use
Occupant on record · Public records
-
Production Facility Furniture & Home Goods
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.33M
CAP Approach
CAP
$4.30M
Comparable Approach
Comparable
$3.34M
Blend (final)
Blend
$5.39M
Owner & transaction history
since 2023
Last sale
$5.5M
6 recorded transactions
Zoning & alternative use
M1 · Milpitas, CA
Zoning description
A. Light Industrial (M1) Zone. The Light Industrial ( M1) Zone is reserved for the construction, use, and occupancy of buildings and facilities for office, research, limited and light manufacturing, and other uses compat…
General category
INDUSTRIAL
Top alternative use upside
Apartment house (5+ units)
$7.0M
+35.9%
Warehouse, storage
$6.0M
+15.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.39M
Value range
$4.85M – $5.92M
±10% around blend
Estimated value / SF
$321 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
$4.85M
blend $5.39M
$5.92M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
16,752 SF
Lot area
0.91 ac
Year built
1982
Stories
1
APN
092-08-067
Zoning
M1
Assessed value
$1,607,596
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.30M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.66M
@ 6.5% CAP return
$4.30M
@ 7% CAP return
$4.00M
4
Sales comparison
Partial preview
Sales approach indication
$5.17M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.3 mi away · 17,100 SF
3.6 mi away · 14,400 SF
3.6 mi away · 14,000 SF
4.3 mi away · 11,876 SF
5.5 mi away · 13,971 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.39M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 41 sales
$308
+5%
Submarket 41 sales
$308
+5%
County 655 sales
$328
-2%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $321/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+36%
vs current-use indication
Warehouse, Storage
Industrial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
5.20%
Implied, in-place cap rate for this industrial properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.20%
9.0%
NOI (est.)
$385k *
Last sale · Jun 2023
$5.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.40M
Move the market yield to see immediate price impact.
Value / SF
$442
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.70%5.20%5.70%
$347k
$7.37M
$6.66M
$6.08M
$385k
$8.19M
$7.40M
$6.75M
$424k
$9.01M
$8.14M
$7.43M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$4.75M
3.3 mi · Dec 2025 · $237/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Sale
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, CAZoning M1 · permitted uses
M1 · Milpitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
A. Light Industrial (M1) Zone. The Light Industrial ( M1) Zone is reserved for the construction, use, and occupancy of buildings and facilities for office, research, limited and light manufacturing, and other uses compat…
General category
INDUSTRIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · 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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
M1
INDUSTRIAL
Jurisdiction
Milpitas, CA
Recorded code
M1
Official district
M1
Official district profile
What the municipal code says about M1
Zoning description
A. Light Industrial (M1) Zone. The Light Industrial ( M1) Zone is reserved for the construction, use, and occupancy of buildings and facilities for office, research, limited and light manufacturing, and other uses compat…
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M1 in Milpitas, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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