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Property profile & analytics
OFF-MARKET
Estimated value
$14,100,000
Office buildings
20045 Stevens Crk Blvd Cupertino, CA 95014-2353
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2635643
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
17,900 SF
Lot
1.14 ac (49,658 SF)
Zoning code
PCR
APN
316-23-095
UPID
US09-2635643
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
-
Ulkasemi Inc. Corporate Office
-
Natalie M McNany, First Statewide Realty Real Estate Agency
-
Dr. Jeffrey A. Reichenthal, MD Physician
-
Info Loan Loan Service
-
StrongKey, Inc. Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.78M
CAP Approach
CAP
$10.34M
Comparable Approach
Comparable
$14.76M
Blend (final)
Blend
$14.10M
Owner & transaction history
Arbor Group Investment LLC · 4 yrs held
Arbor Group Investment LLC
since 2021
Last sale
$13.9M
6 recorded transactions
Zoning & alternative use
PCR · Cupertino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$18.4M
+32.5%
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 Cupertino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cupertino 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
$13,930,000
ML approach
$8,775,000
CAP Approach
CAP Return
Estimation
6%
$11,195,000
6.5%
$10,335,000
7%
$9,595,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,885,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$18,395,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$14.10M
Range $12.69M – $15.51M · ±10% · vs last sale $13.85M (Dec 29 2021)
Last sale anchor
$13.85M
Dec 29 2021
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
$788 / 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
$117,464
Tax year 2024
Assessed value
$9,453,594
Assessed 2024
Previous assessed
$9,453,594
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$6,259,046
Assessed improvement
$3,194,548
Applied tax rate
13.0000
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
1985
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Units
13
Total area
17,900 SF
Lot
1.14 ac (49,658 SF)
Zoning code
PCR
APN
316-23-095
UPID
US09-2635643
Jurisdiction
SANTA CLARA
Zoning & alternative use
PCR · Cupertino, CAZoning PCR · permitted uses
PCR · Cupertino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$13.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.4M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
13
Lot
1.14 ac
Current owner
From public records · entity-resolved
Arbor Group Investment LLC
Entity
Mailing address
20725 VLY GRN DR STE #100, CUPERTINO, CA 95014-1764
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2022
—
Arbor Group Investment LLC
—
Deed
related
$9,000,000 · East West Bank
Dec 29, 2021
$13,850,000
Arbor Group Investment LLC
Arbor Professional Center II LLC
Grant Deed
$9,695,000 · Conventus LLC
Sep 29, 2017
—
Arbor Prof Center II LLC
—
Grant Deed
related
$2,000,000 · Jp Morgan Chase Bk
Oct 9, 2002
—
Bilbao,tr
Bilbao,frank
Quit Claim Deed
related
—
Aug 28, 1997
—
Frederick W Petri
Somps Trust
Quit Claim Deed
related
$2,470,000 · Wells Fargo Bank
—
—
Arbor Professional Center II L
—
Deed Of Trust
related
$2,000,000 · Wells Fargo Bank NA Wells Fargo Bank NA
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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