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Property profile & analytics
OFF-MARKET
Estimated value
$3,460,000
Office buildings
1961 Pruneridge Ave Santa Clara, CA 95050-6575
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0693240
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1963
Construction
WOOD
Total area
4,431 SF
Lot
0.33 ac (14,400 SF)
Zoning code
OA
APN
303-04-015
UPID
US09-0693240
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
-
Rafael Chuapoco DMD Dental Office
-
Dr. Rafi Balabanian, DDS Dental Office
-
Sumida Steven DDS Dental Office
-
Raven Acupuncture Clinic Alternative Medicine Practice Acupuncture
-
Wendy Chuang, DC Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.58M
CAP Approach
CAP
$2.30M
Comparable Approach
Comparable
$3.33M
Blend (final)
Blend
$3.46M
Owner & transaction history
Hkt Investment LLC · 3 yrs held
Hkt Investment LLC
since 2022
Last sale
$3.4M
5 recorded transactions
Zoning & alternative use
OA · Santa Clara, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.6M
+88.0%
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 Santa Clara submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Clara 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
$3,680,000
ML approach
$3,580,000
CAP Approach
CAP Return
Estimation
6%
$2,485,000
6.5%
$2,295,000
7%
$2,130,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,420,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,555,000
Change: +88% · Conversion: Difficult
RETAIL STORES
$2,385,000
Change: -2% · Conversion: Moderate
Blend value · Realmo final
$3.46M
Range $3.11M – $3.81M · ±10% · vs last sale $3.35M (Nov 15 2022)
Last sale anchor
$3.35M
Nov 15 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
$781 / 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
$39,994
Tax year 2024
Assessed value
$3,417,000
Assessed 2024
Previous assessed
$3,417,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,203,200
Assessed improvement
$1,213,800
Applied tax rate
7.0000
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
1963
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
4
Total area
4,431 SF
Lot
0.33 ac (14,400 SF)
Zoning code
OA
APN
303-04-015
UPID
US09-0693240
Jurisdiction
SANTA CLARA
Zoning & alternative use
OA · Santa Clara, CA
Zoning OA · permitted uses
OA · Santa Clara, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Clara. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
RETAIL STORES
Est. value
$2.4M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
4
Lot
0.33 ac
Current owner
From public records · entity-resolved
Hkt Investment LLC
Entity
Mailing address
14101 DOUGLASS LN, SARATOGA, CA 95070-5535
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2022
$3,350,000
Hkt Investment LLC
Palm Real Estate LLC
Grant Deed
$1,610,000 · Santa Cruz County Bank
Sep 30, 2013
$1,750,000
Palm Real Estate LLC
Nazarian Paul & L Trust
Grant Deed
—
Apr 3, 2002
—
Nazarian Trust
Nazarian,paul S & Ladan L
Quit Claim Deed
related
—
Oct 10, 2001
$1,150,000
Paul S Nazarian
Reznik Trust
Grant Deed
$770,000 · Luther Burbank Savings & Loan
Dec 14, 1999
$1,050,000
Reznik Trust
Schemmel Trust
Grant Deed
$715,000 · Bay View Bank
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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