Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$47,670,000
Office buildings
20525 Mariani Ave Cupertino, CA 95014-6201
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-1445003
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
CONCRETE
Total area
103,638 SF
Lot
4.65 ac (202,554 SF)
Zoning code
CG
APN
326-56-001
UPID
US09-1445003
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
$59.83M
Comparable Approach
Comparable
$29.18M
Blend (final)
Blend
$47.67M
Owner & transaction history
Mariani Drive Holdco LLC · 7 yrs held
Mariani Drive Holdco LLC
since 2018
7 recorded transactions
Zoning & alternative use
CG · Cupertino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
General Commercial
General category
COMMERCIAL
Zone area
50.88 ac
Source
Realmo
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$64,815,000
6.5%
$59,830,000
7%
$55,555,000
Blend value · Realmo final
$47.67M
Range $42.90M – $52.44M · ±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
$460 / 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
$764,283
Tax year 2024
Assessed value
$64,525,118
Assessed 2024
Previous assessed
$64,525,118
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$32,153,194
Assessed improvement
$32,371,924
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
1982
Construction
CONCRETE
Heating
NONE
Cooling
YES
Stories
3
Units
1
Total area
103,638 SF
Lot
4.65 ac (202,554 SF)
Zoning code
CG
APN
326-56-001
UPID
US09-1445003
Jurisdiction
SANTA CLARA
Zoning & alternative use
CG · Cupertino, CAZoning CG · permitted uses
CG · Cupertino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
General Commercial
General category
COMMERCIAL
Zone area
50.88 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1982
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
3
Units
1
Lot
4.65 ac
Current owner
From public records · entity-resolved
Mariani Drive Holdco LLC
Entity
Mailing address
20525 MARIANI AVE, CUPERTINO, CA 95014-6201
Mailing matches property
Yes
Owner-occupied
Yes
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
Dec 20, 2018
—
Mariani Drive Holdco LLC
—
Loan Modification
related
$525,000,000 · Pnc Bk
Oct 15, 2018
—
Mariani Drive Holdco LLC
—
Deed
related
$390,000,000 · Pnc Bank NA
Oct 1, 2018
—
Mariani Drive Holdco LLC
20525 Mariani Drive LP
Quit Claim Deed
—
Dec 5, 1997
—
Mariani Dr LP 20525
—
Deed Of Trust
related
$19,850,000 · Northwestern Mutual Life Ins
Jan 30, 1995
—
20525 Mariani Drive
Rio Grande Properties II
Grant Deed
$9,600,000 · Nomura Asset Capital Corp
Aug 1, 1994
—
Grande Properties Rio II
Griffin Investme
Grant Deed
related
—
Jul 29, 1994
—
Griffin Investments
Glenborough Part
Trustees Deed
related
—
—
—
20525 Mariani Drive LP
—
Deed Of Trust
related
$28,000,000 · Pnc Bank
—
—
20525 Mariani Drive
—
Deed Of Trust
related
$14,300,000 · Mid Peninsula Bank
—
—
LP Mariani
—
Deed Of Trust
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 20525 Mariani Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
