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Property profile & analytics
OFF-MARKET
Estimated value
$22,460,000
Industrial properties
18120 Sutter Blvd Morgan Hill, CA 95037-2740
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5364306
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2022
Construction
TILT-UP CONCRETE
Total area
82,446 SF
Lot
5.31 ac (231,521 SF)
Zoning code
M
APN
726-25-103
UPID
US09-5364306
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
by Request
CAP Approach
CAP
$21.17M
Comparable Approach
Comparable
$26.93M
Blend (final)
Blend
$22.46M
Owner & transaction history
18120 Sutter Owner LLC · 4 yrs held
18120 Sutter Owner LLC
since 2022
Last sale
$23.3M
2 recorded transactions
Zoning & alternative use
M · Morgan Hill, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$34.5M
+70.6%
Warehouse, storage
$29.3M
+45.1%
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 Morgan Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Morgan Hill 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
$22,165,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$22,935,000
6.5%
$21,170,000
7%
$19,660,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$20,195,000
Current use
APARTMENT HOUSE (5+ UNITS)
$34,460,000
Change: +71% · Conversion: Difficult
WAREHOUSE, STORAGE
$29,310,000
Change: +45% · Conversion: Easy
Blend value · Realmo final
$22.46M
Range $20.21M – $24.71M · ±10% · vs last sale $23.25M (Jun 17 2022)
Last sale anchor
$23.25M
Jun 17 2022
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
$272 / 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
$283,474
Tax year 2024
Assessed value
$24,639,300
Assessed 2024
Previous assessed
$24,639,300
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$4,093,974
Assessed improvement
$20,545,326
Applied tax rate
4.0000
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
2022
Construction
TILT-UP CONCRETE
Stories
1
Units
1
Total area
82,446 SF
Lot
5.31 ac (231,521 SF)
Zoning code
M
APN
726-25-103
UPID
US09-5364306
Jurisdiction
SANTA CLARA
Zoning & alternative use
M · Morgan Hill, CA
Zoning M · permitted uses
M · Morgan Hill, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Morgan Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$20.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$34.5M
WAREHOUSE, STORAGE
Est. value
$29.3M
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
2022
Construction
TILT-UP CONCRETE
Stories
1
Units
1
Lot
5.31 ac
Current owner
From public records · entity-resolved
18120 Sutter Owner LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2001 ROSS AVE STE #3400, DALLAS, TX 75201-2966
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2022
$23,250,000
18120 Sutter Owner LLC
Tc Butterfield Venture LLC
Grant Deed
—
Oct 6, 2021
—
Tc Butterfield Venture LLC
City Of Morgan Hill
Quit Claim Deed
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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