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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Office buildings
2470 Winchester Blvd Campbell, CA 95008-4807
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3147018
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
WOOD
Total area
6,986 SF
Lot
0.62 ac (27,187 SF)
Zoning code
P-D
APN
412-02-001
UPID
US09-3147018
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
-
Farmers Insurance - Michael Formico Insurance Agency
-
Farmers Insurance - Elie Habib Insurance Agency
-
Rama Garage Door Repair Campbell Building Supply General Contractor
-
SJP Commercial / CREsmartguys.com Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$700k
Owner & transaction history
Michael T Giluso · 2 yrs held
Michael T Giluso
since 2024
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
P-D · Campbell, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$700,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Jan 24 2024)
Last sale anchor
$700k
Jan 24 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
$100 / 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
$22,742
Tax year 2024
Assessed value
$1,479,492
Assessed 2024
Previous assessed
$1,479,492
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$1,021,569
Assessed improvement
$457,923
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Bathrooms
8
Total area
6,986 SF
Lot
0.62 ac (27,187 SF)
Zoning code
P-D
APN
412-02-001
UPID
US09-3147018
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.
Building & site characteristics
From public records
Year built
1980
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
8
Lot
0.62 ac
Current owner
From public records · entity-resolved
Michael T Giluso
Individual
Free & Clear · 2 yrs held
Mailing address
8407 DORIS CT, GILROY, CA 95020-4214
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Oct 1, 2024
—
Michael T Giluso
—
Deed
related
$3,250,000 · Heritage Bank Of Commerce
Jan 24, 2024
—
Michael T Giluso
Michael T Giluso
Intrafamily Transfer
related
—
Sep 2, 2021
—
Michelle Giluso
Michelle Giluso
Intrafamily Transfer
related
—
Dec 1, 2017
—
Michael T Giluso
Michel T Giluso
Intrafamily Transfer
related
$2,952,145 · Pinnacle Bank
May 6, 2014
—
The Thomas J Giluso Bypass Trust
Linda J Giluso
Intrafamily Transfer
related
$225,000 · Pinnacle Bank
Sep 10, 2003
—
Giluso,tr
Giluso,tr
Quit Claim Deed
related
—
Feb 2, 1996
—
Giluso Trust
Giluso,thomas J & Linda J
Quit Claim Deed
related
—
Feb 28, 1989
$700,000
Thomas Giluso
Winchester Prope
Grant Deed
$525,000 · Bay View Federal 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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