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Property profile & analytics
OFF-MARKET
Estimated value
$326,040,000
Life science properties
2220 Central Expy Santa Clara, CA 95050-2516
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-3402002
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1999
Construction
CONCRETE
Total area
46,853 SF
Lot
9.1 ac (396,286 SF)
Zoning code
ML
APN
224-45-022
UPID
US09-3402002
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
-
Blink Charging Station Electric Vehicle Charging Station
-
Huawei Technologies, Building C Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$326.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$326.04M
Owner & transaction history
Santa Clara Holdco LLC · 2 yrs held
Santa Clara Holdco LLC
since 2024
Last sale
$326.0M
7 recorded transactions
Zoning & alternative use
ML · Santa Clara, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$321.1M
+1,452.9%
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 Santa Clara submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Clara 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
$326,040,000
ML approach
$326,040,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$321,100,000
Change: +1,453% · Conversion: Difficult
Blend value · Realmo final
$326.04M
Range $293.44M – $358.64M · ±10% · vs last sale $326.04M (May 2 2024)
Last sale anchor
$326.04M
May 2 2024
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
$6,959 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$61,791,005
Assessed 2023
Previous assessed
$61,791,005
+0.0% YoY
Assessed land
$32,481,290
Assessed improvement
$29,309,715
Applied tax rate
7.0000
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
1999
Construction
CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
2
Units
1
Total area
46,853 SF
Lot
9.1 ac (396,286 SF)
Zoning code
ML
APN
224-45-022
UPID
US09-3402002
Jurisdiction
SANTA CLARA
Zoning & alternative use
ML · Santa Clara, CA
Zoning ML · permitted uses
ML · Santa Clara, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Clara. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$321.1M
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Units
1
Lot
9.1 ac
Current owner
From public records · entity-resolved
Santa Clara Holdco LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2788 SAN TOMAS EXPY, SANTA CLARA, CA 95051-0952
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2024
$326,039,500
Santa Clara Holdco LLC
Preylock Reitman Santa Clara II LLC
Grant Deed
—
Nov 9, 2023
—
Preylock Reitman Santa Clara II LLC
Preylock Reitman Santa Clara LLC
Intrafamily Transfer
related
$225 · Jpmorgan Chase Bank NA
Oct 19, 2017
$109,100,000
Preylock Reitman Santa Clara L
M West Propco IV LLC
Grant Deed
—
Dec 26, 2012
$49,268,000
M West Propco IV LLC
Mission West Properties INC
Grant Deed
$156,400,000 · Bank Of America
Dec 24, 2012
$12,191,000
Mission West Properties INC
Mission West Properties LP
Grant Deed
—
Apr 8, 2003
—
Bre/san Tomas II LLC
Bre/sn Tomas I LLC
Quit Claim Deed
related
$80,000 · Citicorp USA Corp
Jun 16, 2000
—
Bre/san Tomas 1 LLC
South Bay/san Tomas Associates
Grant Deed
related
—
—
—
M West Propco IV LLC
—
Loan Modification
related
$259,793,648 · Bank Of America
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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