Entity Owned 
For Sale
1 / 27
$4,800,000
2220 Winchester Blvd, Campbell, CA 95008
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Property summary
AI-generated overview
This exceptional 4,344 square foot commercial building, completed in 2024, represents a unique opportunity in Campbell, CA's vibrant downtown core. Situated on a 0.23-acre lot in the central business and mixed-use district, this state-of-the-art property boasts high visibility from its location on a major thoroughfare, offering excellent signage potential. The building is zoned for a diverse range of uses, including retail, office, and restaurant establishments, and even accommodates businesses requiring high-power capacity, such as manufacturing or technology facilities. Advanced security and surveillance systems are already in place. The property includes 20 on-site parking spaces, supplemented by ample street parking. A significant advantage is the inclusion of an additional 2,100 square feet of interior storage space, bringing the total usable square footage to approximately 6,455 square feet. Its prime location provides easy access to major highways and thoroughfares, making it an ideal location for businesses serving the Silicon Valley area. This is a truly rare opportunity to acquire a brand-new, high-quality commercial building in a highly desirable and thriving community. The asking price is $6,890,000.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Construction
WOOD
Total area
2,400 SF
Lot
0.23 ac (9,915 SF)
Zoning code
PD
APN
412-04-103
UPID
US09-5365042
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Hardware & Home Improvement Production Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$995k
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.25M
Owner & transaction history
since 2025
Last sale
$1.3M
3 recorded transactions
Zoning & alternative use
PD · Campbell, CA
Top alternative use upside
Office building
$1.4M
+27.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.25M
Value range
$1.12M – $1.37M
±10% around blend
Estimated value / SF
$519 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$1.12M
blend $1.25M
$1.37M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,400 SF
Lot area
0.23 ac
Year built
1920
Stories
1
APN
412-04-103
Zoning
PD
Assessed value
$2,131,479
Annual tax
$26,175
3
Income approach: direct capitalization
Partial preview
Income approach indication
$995k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.08M
@ 6.5% CAP return
$995k
@ 7% CAP return
$925k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$26,175
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.63M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.0 mi away · 2,858 SF
5.1 mi away · 1,918 SF
5.2 mi away · 2,246 SF
7.2 mi away · 3,105 SF
8.7 mi away · 3,019 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.25M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 40 sales
$449
+16%
Submarket 40 sales
$449
+16%
County 827 sales
$535
-3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $519/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+27%
vs current-use indication
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
5.20%
Selected cap rate for this retail space
Derived from the Campbell market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.20%
9.0%
NOI (est.)
$75k *
Last sale · Feb 2025
$1.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.44M
Move the market yield to see immediate price impact.
Value / SF
$600
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.70%5.20%5.70%
$67k
$1.43M
$1.30M
$1.18M
$75k
$1.59M
$1.44M
$1.31M
$82k
$1.75M
$1.59M
$1.45M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.79M
3.1 mi · Feb 2026 · $727/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$26,175
Tax year 2024
Assessed value
$2,131,479
Assessed 2024
Previous assessed
$2,131,479
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,351,479
Assessed improvement
$780,000
Applied tax rate
10.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1920
Construction
WOOD
Cooling
NONE
Stories
1
Units
1
Total area
2,400 SF
Lot
0.23 ac (9,915 SF)
Zoning code
PD
APN
412-04-103
UPID
US09-5365042
Jurisdiction
SANTA CLARA
Zoning & alternative use
PD · Campbell, CAZoning PD · permitted uses
PD · Campbell, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1920
Construction
WOOD
Cooling
Yes
Stories
1
Units
1
Lot
0.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD
Jurisdiction
Campbell, CA
Recorded code
PD
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PD in Campbell, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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