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Property profile & analytics
OFF-MARKET
Estimated value
$83,145,000
Strip malls
20574 Homestead Rd Cupertino, CA 95014-0432
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-3602704
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2014
Total area
202,714 SF
Lot
15.03 ac (654,663 SF)
Zoning code
CGRG
APN
326-10-066
UPID
US09-3602704
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
$58.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$83.15M
Owner & transaction history
Comref Homestead Square LLC · 3 yrs held
Comref Homestead Square LLC
since 2023
Last sale
$92.5M
5 recorded transactions
Zoning & alternative use
CGRG · Cupertino, 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 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
$89,535,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$62,880,000
6.5%
$58,045,000
7%
$53,900,000
Blend value · Realmo final
$83.15M
Range $74.83M – $91.46M · ±10% · vs last sale $92.50M (Jun 1 2023)
Last sale anchor
$92.50M
Jun 1 2023
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
$410 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$91,302,372
Assessed 2023
Previous assessed
$79,549,301
+14.8% YoY
Assessed land
$46,442,910
Assessed improvement
$44,859,462
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2014
Heating
NONE
Stories
1
Units
15
Total area
202,714 SF
Lot
15.03 ac (654,663 SF)
Zoning code
CGRG
APN
326-10-066
UPID
US09-3602704
Jurisdiction
SANTA CLARA
Zoning & alternative use
CGRG · Cupertino, CA
Zoning CGRG · permitted uses
CGRG · Cupertino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cupertino. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2014
Heating
NONE
Stories
1
Units
15
Lot
15.03 ac
Current owner
From public records · entity-resolved
Comref Homestead Square LLC
Entity
Free & Clear · 3 yrs held
Mailing address
425 MARKET ST STE #1050, SAN FRANCISCO, CA 94105-2473
Ownership since
2023
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
Jun 1, 2023
$92,500,000
Comref Homestead Square LLC
The Sobrato Family Foundation
Grant Deed
—
Dec 21, 2022
—
The Sobrato Family Foundation
Si 38 LLC
Grant Deed
—
Dec 15, 2017
—
Si 38 LLC
Sobrato Interests 1
Quit Claim Deed
—
Feb 3, 2017
—
Sobrato Interests 1
Sobrato Interests 2
Quit Claim Deed
—
—
—
Interests 1 Sobrato
—
Deed Of Trust
related
$65,000,000 · Northwestern Mutual Life Ins
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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