Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,005,000
Sports & entertainment properties
2920 Aborn Sq Rd San Jose, CA 95121-1504
Entity Owned
24-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2855297
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1974
Total area
63,497 SF
Lot
5.28 ac (230,040 SF)
Zoning code
C1
APN
670-30-010
UPID
US09-2855297
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
-
Flow Combat Club Gym & Fitness Center
-
24 Hour Fitness Gym & Fitness Center
-
Aborn Square Business Service Center Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$635k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.01M
Owner & transaction history
Borello Management Co LLC · 24 yrs held
Borello Management Co LLC
since 2002
7 recorded transactions
Zoning & alternative use
C1 · 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
$635,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,075,000
Current use
Blend value · Realmo final
$1.01M
Range $905k – $1.11M · ±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
$16 / 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
$18,116,613
Assessed 2023
Previous assessed
$17,652,393
+2.6% YoY
Assessed land
$7,386,543
Assessed improvement
$10,730,070
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1974
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
63,497 SF
Lot
5.28 ac (230,040 SF)
Zoning code
C1
APN
670-30-010
UPID
US09-2855297
Jurisdiction
SANTA CLARA
Zoning & alternative use
C1 · San Jose, CA
Zoning C1 · permitted uses
C1 · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.1M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
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
1974
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
5.28 ac
Current owner
From public records · entity-resolved
Borello Management Co LLC
Entity
Mailing address
4020 MOORPARK AVE STE #218, SAN JOSE, CA 95117-4100
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2012
—
Borello Management Co LLC
—
Deed Of Trust
related
$5,375,000 · Symetra Life Insurance Co
Sep 25, 2008
—
Bally Total Fitness Corp
—
Deed Of Trust
related
$292,000,000 · Morgan Stanley Senior Funding
Jan 31, 2002
—
Borello Management Co LLC
Borello Family Partners LP
Quit Claim Deed
related
$5,900,000 · Bear Stearns Funding INC
Feb 15, 2000
$5,489,000
Borello Family Partners LP
Rees Properties INC
Grant Deed
related
$505,000 · Seller
Dec 31, 1998
$5,000,000
Rees Properties INC
Desilva Group LLC
Grant Deed
$2,000,000 · Seller
Feb 20, 1998
—
Desilva Group LLC
American National Insurance Co
Quit Claim Deed
related
—
—
—
Bally Total Fitness Corp
—
Deed Of Trust
related
—
—
—
Bally Total Fitness Corp
—
Deed Of Trust
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2920 Aborn Sq Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
