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Property profile & analytics
OFF-MARKET
Estimated value
$4,050,000
Apartment buildings
20650 Park W Cir Cupertino, CA 95014
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-2939856
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
6,440 SF
Lot
0.25 ac (10,920 SF)
Zoning code
R322
APN
326-32-016
UPID
US09-2939856
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
$3.69M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.41M
Blend (final)
Blend
$4.05M
Owner & transaction history
Park Circle One LLC · 3 yrs held
Park Circle One LLC
since 2022
Last sale
$4.3M
4 recorded transactions
Zoning & alternative use
R322 · Cupertino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.6M
+145.9%
Office building
$5.0M
+85.6%
Retail stores
$3.4M
+28.0%
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 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
$3,640,000
ML approach
$3,690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,690,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,620,000
Change: +146% · Conversion: Difficult
OFFICE BUILDING
$4,995,000
Change: +86% · Conversion: Moderate
RETAIL STORES
$3,445,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$4.05M
Range $3.65M – $4.46M · ±10% · vs last sale $4.25M (Sep 12 2022)
Last sale anchor
$4.25M
Sep 12 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
$629 / 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
$4,250,000
Assessed 2023
Previous assessed
$1,219,761
+248.4% YoY
Assessed land
$2,950,000
Assessed improvement
$1,300,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
2
Units
8
Total area
6,440 SF
Lot
0.25 ac (10,920 SF)
Zoning code
R322
APN
326-32-016
UPID
US09-2939856
Jurisdiction
SANTA CLARA
Zoning & alternative use
R322 · Cupertino, CA
Zoning R322 · permitted uses
R322 · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.6M
OFFICE BUILDING
Est. value
$5.0M
RETAIL STORES
Est. value
$3.4M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2
Units
8
Lot
0.25 ac
Current owner
From public records · entity-resolved
Park Circle One LLC
Entity
Free & Clear · 3 yrs held
Mailing address
20725 VLY GRN DR STE #100, CUPERTINO, CA 95014-1764
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2026
—
Park Circle One LLC
—
Deed
related
$560,000 · Conventus LLC
Dec 18, 2025
—
Park Circle One LLC
—
Deed
related
$2,300,000 · Everbank NA
Sep 12, 2022
$4,250,000
Park Circle One LLC
Jimmy Cheng Chuan Niu
Grant Deed
—
Oct 9, 2007
—
Niu Jimmy C & Nancy H Trust
Niu,jimmy C & Nancy H
Quit Claim Deed
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.
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