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Property profile & analytics
OFF-MARKET
Estimated value
$25,650,000
Life science properties
20650 Vly Grn Dr Cupertino, CA 95014-1763
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1686471
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1979
Construction
TILT-UP CONCRETE
Total area
30,000 SF
Lot
2.08 ac (90,604 SF)
Zoning code
PCGML
APN
326-10-053
UPID
US09-1686471
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
-
Bringer's Consulting Inc. Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$24.82M
Blend (final)
Blend
$25.65M
Owner & transaction history
Zi Tian LLC · 5 yrs held
Zi Tian LLC
since 2020
Last sale
$24.8M
6 recorded transactions
Zoning & alternative use
PCGML · Cupertino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$30.8M
+79.9%
Office building
$23.3M
+35.8%
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
$28,090,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$17,135,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$30,830,000
Change: +80% · Conversion: Difficult
OFFICE BUILDING
$23,270,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$16,045,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$25.65M
Range $23.09M – $28.22M · ±10% · vs last sale $24.85M (Oct 22 2020)
Last sale anchor
$24.85M
Oct 22 2020
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
$855 / 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
$309,599
Tax year 2024
Assessed value
$26,365,849
Assessed 2024
Previous assessed
$26,365,849
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$15,384,331
Assessed improvement
$10,981,518
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
30,000 SF
Lot
2.08 ac (90,604 SF)
Zoning code
PCGML
APN
326-10-053
UPID
US09-1686471
Jurisdiction
SANTA CLARA
Zoning & alternative use
PCGML · Cupertino, CAZoning PCGML · permitted uses
PCGML · 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
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$17.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$30.8M
OFFICE BUILDING
Est. value
$23.3M
RETAIL STORES
Est. value
$16.0M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL 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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
2.08 ac
Current owner
From public records · entity-resolved
Zi Tian LLC
Entity
Mailing address
2245 RINGWOOD AVE, SAN JOSE, CA 95131-1737
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Oct 22, 2020
$24,845,500
Zi Tian LLC
Real Estate Tr At Silicon Valley Cm
Grant Deed
$34,300,000 · Thrivent Financial For Lutherans
May 29, 2020
—
Real Est Trust At Silicon Vly Cmn
Si 50 LLC
Quit Claim Deed
—
Dec 17, 2018
—
Spnrato Dev Companies LLC
—
Loan Modification
related
$20,000,000 · Mufg Union Bk NA
Oct 4, 2010
—
Si 50 LLC
Sobrato Valley Green Assocs
Grant Deed
—
Aug 28, 1992
—
Sobrato Valley Green Associates
Valley Green Ass
Quit Claim Deed
related
—
—
—
Sobrato Valley Green Associate
—
Deed Of Trust
related
$5,100,000 · Principal Life Insurance Co
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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