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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Retail space
2874 Alum Rock Ave San Jose, CA 95127-2804
Trust Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1500540
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
3,486 SF
Lot
0.47 ac (20,300 SF)
Zoning code
CN
APN
484-20-039
UPID
US09-1500540
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
-
TruGuard Insurance Solutions Inc. Insurance Agency
-
Enrose Medical Clinic Skin Care Clinic
-
9 Haircuts Hair Salon
-
Phở 54 Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.45M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.21M
Owner & transaction history
Cheung Family Trust · 8 yrs held
Cheung Family Trust
since 2018
7 recorded transactions
Zoning & alternative use
CN · 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%
$1,570,000
6.5%
$1,450,000
7%
$1,345,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,665,000
Current use
WAREHOUSE, STORAGE
$1,595,000
Change: -4% · Conversion: Difficult
OFFICE BUILDING
$1,370,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±10%
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
$347 / 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
$28,707
Tax year 2024
Assessed value
$1,840,603
Assessed 2024
Previous assessed
$1,840,603
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$1,584,035
Assessed improvement
$256,568
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
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
3,486 SF
Lot
0.47 ac (20,300 SF)
Zoning code
CN
APN
484-20-039
UPID
US09-1500540
Jurisdiction
SANTA CLARA
Zoning & alternative use
CN · San Jose, CA
Zoning CN · permitted uses
CN · 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 Current
Est. value
$1.7M
WAREHOUSE, STORAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES Current
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Cheung Family Trust
Trust
Free & Clear · 8 yrs held
Mailing address
21460 MILLARD LN, CUPERTINO, CA 95014-1300
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2018
$1,650,000
Cheung Family Trust
Sobocinski N B 2013 Trust
Grant Deed
—
Aug 9, 2013
—
Sobocinski,n B 2013 Trust
Sobocinski R S & N B Trust
Quit Claim Deed
related
—
Aug 24, 2012
—
Sobocinski R S & N B 1999 Trust
Sobocinski,naomi
Quit Claim Deed
related
—
Jun 6, 2012
—
Naomi Sobocinski
Reisman Family 1992 Trust
Grant Deed
related
—
Jun 16, 2009
—
Reisman 1992 Family Trust
Reisman 1992 Family Trust
Quit Claim Deed
related
—
Apr 8, 2009
—
Reisman Family 1992 Trust
Reisman Family 1992 Trust
Quit Claim Deed
related
—
Feb 19, 1993
—
Reisman,trust
Reisman,florence
Quit Claim 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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