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Property profile & analytics
OFF-MARKET
Estimated value
$13,190,000
Office buildings
255 Julian St San Jose, CA 95110-2406
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-3079890
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
STEEL & CONCRETE
Total area
56,400 SF
Lot
0.69 ac (30,114 SF)
Zoning code
CG
APN
259-31-071
UPID
US09-3079890
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
-
Organica Fresh Agricultural Supply Food Market
-
Dal Properties LLC Construction Company
-
KGO-TV South Bay News Bureau Radio Station Telecommunications Service
-
Terence J. O'Hara Law Firm
-
Teifeld & Co Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.49M
Blend (final)
Blend
$13.19M
Owner & transaction history
Project West Julian LLC
Project West Julian LLC
since 2025
Last sale
$14.2M
7 recorded transactions
Zoning & alternative use
CG · San Jose, 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 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
RETAIL STORES
$20,980,000
Change: -5% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$20,655,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$13.19M
Range $11.87M – $14.51M · ±10% · vs last sale $14.24M (May 1 2025)
Last sale anchor
$14.24M
May 1 2025
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
$234 / 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
$117,761
Tax year 2024
Assessed value
$8,727,601
Assessed 2024
Previous assessed
$8,727,601
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$2,634,527
Assessed improvement
$6,093,074
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
1984
Construction
STEEL & CONCRETE
Heating
NONE
Stories
6
Total area
56,400 SF
Lot
0.69 ac (30,114 SF)
Zoning code
CG
APN
259-31-071
UPID
US09-3079890
Jurisdiction
SANTA CLARA
Zoning & alternative use
CG · San Jose, CA
Zoning CG · permitted uses
CG · 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
RETAIL STORES
Est. value
$21.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.7M
RETAIL STORES
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
1984
Construction
STEEL & CONCRETE
Heating
NONE
Stories
6
Lot
0.69 ac
Current owner
From public records · entity-resolved
Project West Julian LLC
Entity
Mailing address
2025 GTWY PL STE #290, SAN JOSE, CA 95110-1094
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2025
$14,244,000
Project West Julian LLC
Anita A Davidson
Grant Deed
$14,400,000 · Acore Capital Mortgage LP A Delawar
Jun 27, 2025
—
Anita A Davidson
Gloria Chiang
Deed
related
—
Jul 7, 2014
—
Lepiane Family Trust
Lepiane,carl J
Quit Claim Deed
related
—
Mar 19, 2012
—
Gene Stefanini
Stefanini,gene
Quit Claim Deed
related
—
Aug 17, 2011
—
Stefanini M & M Living Trust
Stefanini,mario & Martha
Quit Claim Deed
related
—
Feb 28, 2011
—
Salvadore S A Living Trust
Salvadore,stephanie A
Quit Claim Deed
related
—
Sep 11, 2009
—
Barbara S Cronin
Santana George E Trust
Grant Deed
related
—
Sep 17, 2008
—
Holeman M Deborah 2008 Trust
Holeman,mary D
Quit Claim Deed
related
—
Oct 15, 2007
—
Harrison Sharon Trust
Harrison,sharon
Quit Claim Deed
related
—
Jun 6, 2007
—
Sharon Harrison
Harrison 1987 Living Trust
Quit Claim Deed
related
—
Jan 17, 2007
—
Lepiane Douglas Trust
Lepiane,douglas J
Quit Claim Deed
related
—
Oct 31, 2005
—
Minter J Holeman
Holeman Roy B Trust
Quit Claim Deed
related
—
Apr 7, 2005
—
Carl J Lepiane
Lepiane Carl P Trust
Quit Claim Deed
related
—
Feb 9, 2000
$740,000
Gene Stefanini
Stefanini,gene
Grant Deed
related
—
Jun 23, 1975
—
Gene|stefanini Mario Etal Stefanini
—
Grant Deed
related
—
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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