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Property profile & analytics
OFF-MARKET
Estimated value
$30,335,000
Life science properties
275 Hillview Dr Milpitas, CA 95035-5417
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3055242
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1988
Construction
TILT-UP CONCRETE
Total area
98,640 SF
Lot
6.43 ac (280,090 SF)
Zoning code
M2
APN
086-38-030
UPID
US09-3055242
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
-
mission grove san jose ca Apartment Complex
-
capitol ave. san jose ca Apartment Building
-
Analog Devices Corporate Office
-
Linear Technology Corporation Industrial Manufacturer Production Facility
-
Car Title Loans California Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$30.34M
Owner & transaction history
Gvi C Hillview Owner LLC · 4 yrs held
Gvi C Hillview Owner LLC
since 2022
Last sale
$32.8M
6 recorded transactions
Zoning & alternative use
M2 · Milpitas, 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 Milpitas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milpitas 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
$30,865,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$30.34M
Range $27.30M – $33.37M · ±10% · vs last sale $32.80M (Jun 17 2022)
Last sale anchor
$32.80M
Jun 17 2022
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
$308 / 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
$396,628
Tax year 2024
Assessed value
$34,125,120
Assessed 2024
Previous assessed
$34,125,120
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$18,935,280
Assessed improvement
$15,189,840
Applied tax rate
12.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
98,640 SF
Lot
6.43 ac (280,090 SF)
Zoning code
M2
APN
086-38-030
UPID
US09-3055242
Jurisdiction
SANTA CLARA
Zoning & alternative use
M2 · Milpitas, CA
Zoning M2 · permitted uses
M2 · Milpitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milpitas. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
6.43 ac
Current owner
From public records · entity-resolved
Gvi C Hillview Owner LLC
Entity
Mailing address
600 CALIFORNIA ST, SAN FRANCISCO, CA 94108-2704
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2025
—
Gvi-c Hillview Owner LLC
—
Deed
related
$45,750,000 · Cmif Reit LLC
Jun 17, 2022
$32,800,000
Gvi C Hillview Owner LLC
Analog Devices INC
Grant Deed
$33,930,000 · Argentic Real Estate Investment LLC
Jun 9, 2022
—
Analog Devices INC
Analog Devices LLC
Grant Deed
—
Oct 31, 2019
—
Linear Technology Holding Co
Linear Technology Holding Co
Quit Claim Deed
related
—
Sep 15, 1998
—
Linear Techonology Corp
Komag Incorp
Quit Claim Deed
related
—
Jun 16, 1995
—
Mp Hillview INC
Milpitas-hillview II
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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