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Property profile & analytics
OFF-MARKET
Estimated value
$10,810,000
Apartment buildings
2305 Winchester Blvd Campbell, CA 95008-4069
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5538000
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2018
Construction
WOOD
Total area
23,173 SF
Lot
0.58 ac (25,080 SF)
Zoning code
P-D
APN
305-34-061
UPID
US09-5538000
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
-
sculpt50 Gym & Fitness Center
-
Lisa's Tea Treasures Restaurant
-
Montebello Garage Door Repair LLC Hardware & Home Improvement Production Facility
-
Ultimate Condition Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.81M
CAP Approach
CAP
$6.78M
Comparable Approach
Comparable
$11.28M
Blend (final)
Blend
$10.81M
Owner & transaction history
Wichester Station LLC · 5 yrs held
Wichester Station LLC
since 2021
Last sale
$11.3M
1 recorded transaction
Zoning & alternative use
P-D · Campbell, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.3M
+39.5%
Retail stores
$10.4M
+9.5%
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 Campbell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Campbell 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
$10,355,000
ML approach
$9,810,000
CAP Approach
CAP Return
Estimation
6%
$7,340,000
6.5%
$6,775,000
7%
$6,290,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,505,000
Current use
OFFICE BUILDING
$13,265,000
Change: +40% · Conversion: Moderate
RETAIL STORES
$10,405,000
Change: +9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$9,310,000
Change: -2% · Conversion: Difficult
WAREHOUSE, STORAGE
$8,240,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$10.81M
Range $9.73M – $11.89M · ±10% · vs last sale $11.30M (Jun 29 2021)
Last sale anchor
$11.30M
Jun 29 2021
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
$466 / 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
$153,805
Tax year 2024
Assessed value
$11,991,648
Assessed 2024
Previous assessed
$11,991,648
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$3,992,263
Assessed improvement
$7,999,385
Applied tax rate
10.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2018
Construction
WOOD
Heating
NONE
Stories
3
Units
16
Total area
23,173 SF
Lot
0.58 ac (25,080 SF)
Zoning code
P-D
APN
305-34-061
UPID
US09-5538000
Jurisdiction
SANTA CLARA
Zoning & alternative use
P-D · Campbell, CA
Zoning P-D · permitted uses
P-D · Campbell, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Campbell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$9.5M
OFFICE BUILDING
Est. value
$13.3M
RETAIL STORES
Est. value
$10.4M
INDUSTRIAL (GENERAL)
Est. value
$9.3M
WAREHOUSE, STORAGE
Est. value
$8.2M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
2018
Construction
WOOD
Heating
NONE
Stories
3
Units
16
Lot
0.58 ac
Current owner
From public records · entity-resolved
Wichester Station LLC
Entity
Mailing address
2551 SAN RAMON VLY BLVD STE #220, SAN RAMON, CA 94583-1662
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2021
$11,300,000
Wichester Station LLC
Winchester Boulevard Partners LLC
Grant Deed
$6,215,000 · Bbcn Bank
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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