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Property profile & analytics
OFF-MARKET
Estimated value
$4,875,000
Retail space
1660 Winchester Blvd Campbell, CA 95008-1114
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3290648
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Total area
14,820 SF
Lot
1.24 ac (54,014 SF)
Zoning code
C-2
APN
279-37-089
UPID
US09-3290648
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
-
Richard Nguyen, Pharm Pharmacy
-
Marita Wilcox, RPH Pharmacy
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Cardtronics Atm
-
COVID-19 Drive-thru Testing at Walgreens Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.16M
Comparable Approach
Comparable
$3.39M
Blend (final)
Blend
$4.88M
Owner & transaction history
Roger Reynolds LLC · 8 yrs held
Roger Reynolds LLC
since 2018
7 recorded transactions
Zoning & alternative use
C-2 · Campbell, 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 Campbell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Campbell 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
by Request
CAP Approach
CAP Return
Estimation
6%
$6,670,000
6.5%
$6,160,000
7%
$5,720,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,655,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,080,000
Change: -9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,955,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$4.88M
Range $4.39M – $5.36M · ±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
$329 / 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
$129,864
Tax year 2024
Assessed value
$10,603,356
Assessed 2024
Previous assessed
$10,603,356
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$5,622,716
Assessed improvement
$4,980,640
Applied tax rate
10.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1993
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
14,820 SF
Lot
1.24 ac (54,014 SF)
Zoning code
C-2
APN
279-37-089
UPID
US09-3290648
Jurisdiction
SANTA CLARA
Zoning & alternative use
C-2 · Campbell, CA
Zoning C-2 · permitted uses
C-2 · Campbell, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Campbell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.1M
INDUSTRIAL (GENERAL)
Est. value
$6.0M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1993
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.24 ac
Current owner
From public records · entity-resolved
Roger Reynolds LLC
Entity
Free & Clear · 8 yrs held
Mailing address
38 N ALMADEN BLVD UNIT #2119, SAN JOSE, CA 95110-2763
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
May 20, 2024
—
Sdt Winchester Hamilton Investors L
—
Deed
related
$11,500,000 · Nassau Life And Annuity Company
Jul 10, 2018
$3,986,000
Roger Reynolds LLC
Campbell Gateway Square LLC
Grant Deed
—
Jul 10, 2018
—
Campbell Gateway Square LLC
—
Deed
related
$14,000,000 · Miscellaneous Ins Co
Mar 4, 2014
$5,500,000
Winchester Hamilton Invtrs Jmm
Tbi-gateway Square
Grant Deed
—
Feb 28, 2014
$12,000,000
Winchester Hamilton Invtrs Jmm
Oconnor Hospital
Grant Deed
—
Feb 28, 2014
$5,500,000
Tbi-gateway Square
Campbell-gateway Square
Grant Deed
—
Feb 27, 2014
$12,000,000
Oconnor Hospital
Campbell-gateway Square
Grant Deed
—
Feb 26, 2014
$4,200,000
Jmm Winchester Hamilton Invest
Campbell-gateway Square
Grant Deed
—
—
—
Campbell Gateway Square LLC
—
Loan Modification
related
$14,000,000 · Miscellaneous Ins Co
—
—
Campbell Gateway Square LLC
—
Deed Of Trust
related
$14,000,000 · Western Reserve Life Assurance
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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