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Property profile & analytics
OFF-MARKET
Estimated value
$39,750,000
Office buildings
285 Sobrante Way Sunnyvale, CA 94086-2488
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1463304
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2020
Construction
TILT-UP CONCRETE
Total area
121,715 SF
Lot
3.5 ac (152,460 SF)
Zoning code
PPSP
APN
165-27-002
UPID
US09-1463304
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
-
Photon Brothers Production Facility
-
SteelWave | Central Station Real Estate Agency
-
NVIGEN, Inc Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$44.41M
Comparable Approach
Comparable
$33.63M
Blend (final)
Blend
$39.75M
Owner & transaction history
285 Sobrante LLC · 1 yrs held
285 Sobrante LLC
since 2025
Last sale
$40.5M
6 recorded transactions
Zoning & alternative use
PPSP · Sunnyvale, 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 Sunnyvale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunnyvale 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%
$48,105,000
6.5%
$44,405,000
7%
$41,235,000
Alternative Use
Use
Estimation
RETAIL STORES
$66,245,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$39.75M
Range $35.78M – $43.73M · ±10% · vs last sale $40.48M (Jun 4 2025)
Last sale anchor
$40.48M
Jun 4 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
$327 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$117,677,219
Assessed 2023
Previous assessed
$80,861,820
+45.5% YoY
Assessed land
$32,364,419
Assessed improvement
$85,312,800
Applied tax rate
9.0000
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
2020
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
4
Units
1
Total area
121,715 SF
Lot
3.5 ac (152,460 SF)
Zoning code
PPSP
APN
165-27-002
UPID
US09-1463304
Jurisdiction
SANTA CLARA
Zoning & alternative use
PPSP · Sunnyvale, CA
Zoning PPSP · permitted uses
PPSP · Sunnyvale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sunnyvale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$66.2M
RETAIL STORES
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
2020
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
4
Units
1
Lot
3.5 ac
Current owner
From public records · entity-resolved
285 Sobrante LLC
Entity
Free & Clear · 1 yrs held
Mailing address
999 BAKER WAY STE #200, SAN MATEO, CA 94404-5047
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2025
$40,481,818
285 Sobrante LLC
Kevin Singer
Deed
—
Jul 14, 2022
—
Live Oak Banking Company
Uxi Central Station LLC
Assignment Of Lease (leasehold Sale)
—
Mar 26, 2019
$28,050,000
Sobrante Venture LLC
Sobrante Properties LLC
Grant Deed
$59,613,717 · Citizens Bank NA
Dec 29, 1998
$564,500
Sobrante Properties LLC
Wen Trust
Grant Deed
related
—
—
—
Wen Trust
—
Deed Of Trust
related
$1,800,000 · Fremont Bank
—
—
Sobrnte Properties LLC
—
Deed Of Trust
related
$3,000,000 · Washington Mutual Fsb
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.
Try Rey
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