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Property profile & analytics
OFF-MARKET
Estimated value
$6,450,000
Retail space
3078 Landess Ave, San Jose, CA 95132-1120
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-0320522
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1976
Construction
WOOD
Total area
9,150 SF
Lot
0.67 ac (29,361 SF)
Zoning code
CG
APN
092-09-001
UPID
US09-0320522
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
-
Tracy Le Chiropractic Alternative Medicine Practice
-
San Jose Chiro Spa Alternative Medicine Practice
-
Massage 360 San Jose Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.04M
Blend (final)
Blend
$6.45M
Owner & transaction history
Russell California LLC · 5 yrs held
Russell California LLC
since 2020
Last sale
$7.0M
6 recorded transactions
Zoning & alternative use
CG · 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
$5,190,000
ML approach
$6,030,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,375,000
Current use
WAREHOUSE, STORAGE
$4,185,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$6.45M
Range $5.81M – $7.10M · ±10% · vs last sale $7.00M (Dec 15 2020)
Last sale anchor
$7.00M
Dec 15 2020
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
$705 / 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
$7,282,800
Assessed 2023
Previous assessed
$7,140,000
+2.0% YoY
Assessed land
$2,080,800
Assessed improvement
$5,202,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
5
Bathrooms
1
Total area
9,150 SF
Lot
0.67 ac (29,361 SF)
Zoning code
CG
APN
092-09-001
UPID
US09-0320522
Jurisdiction
SANTA CLARA
Zoning & alternative use
CG · San Jose, CA
Zoning CG · permitted uses
CG · 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
$4.4M
WAREHOUSE, STORAGE
Est. value
$4.2M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1976
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
5
Bathrooms
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Russell California LLC
Entity
Mailing address
PO BOX 622, SAN RAMON, CA 94583-0622
Ownership since
2020
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
Dec 15, 2020
$7,000,000
Russell California LLC
Landess Institute LLC
Grant Deed
—
Nov 15, 2018
—
Landess Institute LLC
—
Deed
related
$2,500,000 · East West Bank
Mar 31, 1999
$1,765,000
Landess Institute LLC
Target Investment & Dev Group
Grant Deed
$1,200,000 · Grand Pacific Financing Corp
Mar 29, 1988
$1,500,000
Target Investmen
Allen
Grant Deed
$1,000,000 · Individual
—
—
Landess Institute LLC
—
Deed Of Trust
related
$2,500,000 · First Commercial Bank (usa)
—
—
Landess Institute LLC
—
Deed Of Trust
related
$3,000,000 · United Commercial Bank
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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