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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Office buildings
18181 Butterfield Blvd Morgan Hill, CA 95037-8108
Individually Owned
Absentee Owner
Free & Clear
Property ID
US09-0050630
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
2,000 SF
Lot
0.21 ac (9,082 SF)
Zoning code
M
APN
726-47-033
UPID
US09-0050630
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
-
Lotus Dental Spa Dental Office
-
Dr. Manalili Dental Office
-
Morgan Hill Dental Associates Dental Office
-
Dr. Michael K. Singh, DDS Dental Office
-
Dr. Kusum Atraya DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.16M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$910k
Owner & transaction history
Stephen M Desantis
Stephen M Desantis
since 2025
7 recorded transactions
Zoning & alternative use
M · Morgan Hill, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,250,000
6.5%
$1,155,000
7%
$1,070,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,185,000
Current use
RETAIL STORES
$995,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±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
$455 / 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
$8,522
Tax year 2024
Assessed value
$728,206
Assessed 2024
Previous assessed
$728,206
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$227,563
Assessed improvement
$500,643
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2005
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
2,000 SF
Lot
0.21 ac (9,082 SF)
Zoning code
M
APN
726-47-033
UPID
US09-0050630
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
OFFICE BUILDING Current
Est. value
$1.2M
RETAIL STORES
Est. value
$995,000
OFFICE BUILDING Current
RETAIL STORES
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
2005
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Stephen M Desantis
Individual
Free & Clear · 0 yrs held
Mailing address
48905 CRESTVIEW CMN, FREMONT, CA 94539-8322
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2025
—
Stephen M Desantis
Stephen M Desantis
Deed
related
—
Sep 26, 2025
—
Ey Developments LLC
—
Deed
related
$500,000 · Kmt Family Trust
Sep 8, 2025
$1,347,000
Ey Developments LLC
Michael Kuldip Singh
Grant Deed
$1,347,500 · Cathay Bank A Californi
Jun 6, 2025
—
Stephen M Desantis
Stephen M Desantis
Deed
related
—
Mar 1, 2024
$850,000
Tnt Holdings Unlimited LLC
Optometric Technologies LLC
Grant Deed
$680,000 · Pinncacle Bank
Jun 22, 2023
—
Sanjeev Bhanot
Preete Bhanot
Deed
related
—
Sep 13, 2022
—
Mjlg Properties LLC
—
Deed
related
$250,000 · Pinnacle Bank
Dec 4, 2020
—
Vuppala Properties LLC
—
Deed
related
$693,750 · Heritage Bank Of Commerce
Nov 16, 2020
—
Preete Bhanot
—
Deed
related
$450,000 · Bank Of The West
Jul 14, 2020
$925,000
Vuppala Properties LLC
Manalili F & K F/tr
Grant Deed
—
Jul 14, 2020
—
Owner Name Unavailable
Ferdinand D Manalili
Deed
related
—
May 18, 2020
—
Kusum & Gurjinders Livin Trust
Gurjinder Singh
Quitclaim Deed
related
—
Sep 3, 2019
—
Benjamin Scott Stein
—
Deed
related
$113,689 · Us Bank NA
Jul 10, 2019
—
18181 Butterfield 180 LLC
—
Deed
related
$485,000 · Lighthouse Bank
Jul 1, 2019
$950,000
18181 Butterfield 180 LLC
Tam Nguyen
Grant Deed
$485,000 · Lighthouse Bank
May 1, 2019
—
M K Harwood
Harwood,maury K & Rachelle N
Quitclaim Deed
related
—
Mar 19, 2018
—
Optometric Technologies LLC
Chung Randall L Trust
Quitclaim Deed
—
Mar 7, 2017
$850,000
Navani Re Investments LLC
Yazdi,farrokh A
Grant Deed
—
Oct 21, 2016
$575,100
Tam Nguyen
Kraut,rebecca
Grant Deed
—
Aug 30, 2016
—
Singh,michael K 2016 Trust
Singh,michael K
Quitclaim Deed
related
—
Nov 8, 2005
—
Farrokh Aghai Yazdi
Venture Cc Morgan Hill INC
Grant Deed
$571,000 · Lehman Brothers Bank Fsb
—
—
Farrokh A Yazdi
—
Deed Of Trust
related
$380,000 · Us Bk
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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