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Property profile & analytics
OFF-MARKET
Estimated value
$3,115,000
Apartment buildings
260 Berry Ct Morgan Hill, CA 95037-4240
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1197731
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
WOOD
Total area
16,734 SF
Lot
1.31 ac (57,063 SF)
Zoning code
R3
APN
764-19-003
UPID
US09-1197731
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
-
Villa Teresa Apartments Apartment Building
-
Berry Court Apartments Apartment Complex Apartment Rental Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.12M
Owner & transaction history
Berry Court LLC · 13 yrs held
Berry Court LLC
since 2013
7 recorded transactions
Zoning & alternative use
R3 · Morgan Hill, 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 Morgan Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Morgan Hill 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$186 / 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
$36,929
Tax year 2024
Assessed value
$3,148,828
Assessed 2024
Previous assessed
$3,148,828
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,174,796
Assessed improvement
$1,974,032
Applied tax rate
4.0000
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
1974
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
2
Units
30
Total area
16,734 SF
Lot
1.31 ac (57,063 SF)
Zoning code
R3
APN
764-19-003
UPID
US09-1197731
Jurisdiction
SANTA CLARA
Zoning & alternative use
R3 · Morgan Hill, CAZoning R3 · permitted uses
R3 · Morgan Hill, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1974
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
30
Lot
1.31 ac
Current owner
From public records · entity-resolved
Berry Court LLC
Entity
Free & Clear · 13 yrs held
Mailing address
1965 OTOOLE WAY, SAN JOSE, CA 95131-2239
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2013
—
Berry Court LLC
Frangadakis,leon
Grant Deed
—
Feb 25, 2013
—
Kenneth Frangadakis
Frangadakis,angie
Quit Claim Deed
related
—
Dec 19, 2012
—
Kenneth Frangadakis
Frangadakis,katherine
Quit Claim Deed
related
—
Oct 23, 2012
—
Frangadakis Family Living Trust
Frangadakis Family Trust
Quit Claim Deed
related
—
Oct 3, 2008
—
Marilyn Spero
Frangadakis,george & Katherine
Grant Deed
—
Apr 22, 2008
—
Frangadakis Properties LLC
Frangadakis Family Trust
Quit Claim Deed
related
—
Oct 2, 2003
—
Frangadakis Properties LLC
Frangadakis,tr
Quit Claim Deed
related
—
Sep 18, 2003
—
Frangadakis,tr
Frangadakis,george & Katherine
Quit Claim Deed
related
—
Aug 22, 1995
$157,500
Frangadakis,george & Katherine
Community Foundation Santa Cla
Trustees Deed
$1,000,000 · Home Savings Of America
Aug 22, 1995
—
Marilyn Spero
Spero,jeffrey K
Quit Claim Deed
related
—
Aug 22, 1995
$1,590,000
Frangadakis,george & Katherine
Kline,david S & Janet E
Trustees Deed
—
Aug 22, 1995
$1,284,500
Kline,david S & Janet E
Villa Teresa
Trustees Deed
related
—
Aug 15, 1995
—
Community Foundation Santa Cla
Grimm,robert A & Marion G
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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