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Property profile & analytics
OFF-MARKET
Estimated value
$1,130,000
Office buildings
21685 Granada Ave Cupertino, CA 95014-5927
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5122843
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
WOOD
Total area
2,054 SF
Lot
0.14 ac (6,000 SF)
Zoning code
ML
APN
357-17-139
UPID
US09-5122843
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
-
Omei Preschool High School Daycare Center
-
Mindek Madeline Counselor
-
Nancy Ross Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.19M
Comparable Approach
Comparable
$813k
Blend (final)
Blend
$1.13M
Owner & transaction history
Burall USA LLC · 7 yrs held
Burall USA LLC
since 2018
6 recorded transactions
Zoning & alternative use
ML · Cupertino, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
1.14 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%
$1,285,000
6.5%
$1,185,000
7%
$1,100,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,595,000
Current use
Blend value · Realmo final
$1.13M
Range $1.02M – $1.24M · ±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
$550 / 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
$22,945
Tax year 2024
Assessed value
$1,896,378
Assessed 2024
Previous assessed
$1,896,378
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$803,171
Assessed improvement
$1,093,207
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
1986
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
2,054 SF
Lot
0.14 ac (6,000 SF)
Zoning code
ML
APN
357-17-139
UPID
US09-5122843
Jurisdiction
SANTA CLARA
Zoning & alternative use
ML · Cupertino, CAZoning ML · permitted uses
ML · Cupertino, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Light Industrial
General category
INDUSTRIAL
Zone area
1.14 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
OFFICE BUILDING Current
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
1986
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Burall USA LLC
Entity
Mailing address
10070 IMPERIAL AVE, CUPERTINO, CA 95014-5905
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2026
—
Burall USA LLC
—
Deed
related
$880,000 · Golden Bank
Sep 4, 2018
—
Burall USA LLC
Yunjian Zou
Grant Deed
$1,000,000 · East West Bank
May 31, 2018
$1,700,000
Yunjian Zou
Tian,hua
Grant Deed
—
May 31, 2018
—
Yunjian Zou
Liu,yan
Quit Claim Deed
$700,000 · Ruotao Huang
Oct 25, 2013
—
Hua Tuan
Tian,hua
Quit Claim Deed
related
—
Aug 23, 2012
$880,000
Tian,hua
Reis R M & N J 2003 Trust
Grant Deed
$680,000 · Reis R M & N J 2003 Trust (pt)
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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