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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Office buildings
2254 Alum Rock Ave San Jose, CA 95116-2019
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-0453673
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1954
Total area
4,200 SF
Lot
0.72 ac (31,363 SF)
Zoning code
C3
APN
481-22-072
UPID
US09-0453673
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
-
Lamas Western Wear Clothing Store
-
East San Jose Area Veterinary Care Group Veterinary Clinic
-
Alum Rock Quality Motors Car Dealership
-
Mas Printing & Advertising Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.15M
Owner & transaction history
Daniel M Valencia · 1 yrs held
Daniel M Valencia
since 2025
7 recorded transactions
Zoning & alternative use
C3 · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.5M
+11.4%
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 San Jose submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Jose 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,360,000
Current use
RETAIL STORES
$1,515,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±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
$274 / 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
$1,240,688
Assessed 2023
Previous assessed
$1,216,362
+2.0% YoY
Assessed land
$1,234,492
Assessed improvement
$6,196
Applied tax rate
17.0000
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
1954
Heating
NONE
Stories
2
Total area
4,200 SF
Lot
0.72 ac (31,363 SF)
Zoning code
C3
APN
481-22-072
UPID
US09-0453673
Jurisdiction
SANTA CLARA
Zoning & alternative use
C3 · San Jose, CA
Zoning C3 · permitted uses
C3 · San Jose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Jose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
RETAIL STORES
Est. value
$1.5M
OFFICE BUILDING Current
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
1954
Heating
NONE
Stories
2
Lot
0.72 ac
Current owner
From public records · entity-resolved
Daniel M Valencia
Individual
Free & Clear · 1 yrs held
Mailing address
3838 QUIMBY RD, SAN JOSE, CA 95148-3202
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2025
$900,000
Daniel M Valencia
Daniel M Valencia
Grant Deed
related
—
Apr 30, 2010
—
Daniel M Valencia
Mexican American Community Services
Corporation Deed
$600,000 · Private Capital Fund LLC
Feb 1, 2000
—
Mexican American Community Svc
Mayfair Nurseries INC
Grant Deed
$392,000 · Mid Peninsula Bank
Jan 21, 2000
—
Ryland Homes California INC
Mayfair Nurseries INC
Grant Deed
related
—
Jun 12, 1998
—
Mayfair Nurseries INC
Sumitomo Bank Of California
Quit Claim Deed
related
—
—
—
Mayfair Nurseries INC
—
Deed Of Trust
related
$100,000 · Sumitomo Bank Of California
—
—
Mayfair Nurseries INC
—
Deed Of Trust
related
$100,000 · Sumitomo Bank Of California
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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