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Property profile & analytics
OFF-MARKET
Estimated value
$5,395,000
Industrial properties
308 Sango Ct Milpitas, CA 95035-6821
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1742068
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1980
Total area
14,800 SF
Lot
1.1 ac (47,921 SF)
Zoning code
M2
APN
086-36-036
UPID
US09-1742068
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
-
All Bay Movers | Moving & Storage Moving Company Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.34M
CAP Approach
CAP
$3.80M
Comparable Approach
Comparable
$7.44M
Blend (final)
Blend
$5.40M
Owner & transaction history
Milpitas Pacific Associates · 4 yrs held
Milpitas Pacific Associates
since 2022
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
M2 · Milpitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$8.8M
+93.0%
Apartment house (5+ units)
$6.2M
+35.9%
Warehouse, storage
$5.3M
+15.6%
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
$5,245,000
ML approach
$5,335,000
CAP Approach
CAP Return
Estimation
6%
$4,115,000
6.5%
$3,800,000
7%
$3,530,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,550,000
Current use
OFFICE BUILDING
$8,785,000
Change: +93% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,185,000
Change: +36% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,260,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$5.40M
Range $4.86M – $5.93M · ±10% · vs last sale $5.50M (Jun 14 2022)
Last sale anchor
$5.50M
Jun 14 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
$365 / 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
$1,481
Tax year 2024
Assessed value
$5,722,200
Assessed 2024
Previous assessed
$5,722,200
+0.0% YoY
Effective rate
0.03%
On assessed value
Assessed land
$5,711,796
Assessed improvement
$10,404
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
14,800 SF
Lot
1.1 ac (47,921 SF)
Zoning code
M2
APN
086-36-036
UPID
US09-1742068
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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$4.6M
OFFICE BUILDING
Est. value
$8.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.2M
WAREHOUSE, STORAGE
Est. value
$5.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1980
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Milpitas Pacific Associates
Entity
Mailing address
430 E STATE ST STE #100, EAGLE, ID 83616-5901
Mailing matches property
Yes
Owner-occupied
Yes
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2023
—
Milpitas Pacific Associates
—
Deed
related
$45,750,000 · Pacific Western National Bank
Jun 14, 2022
$5,500,000
Milpitas Pacific Associates
Pacific West Communities INC
Grant Deed
$8,750,000 · California Municipal Finance Authority
Jun 14, 2022
—
Milpitas Pacific Associates
—
Deed
related
$9,000,000 · California Municipal Finance Authority
Nov 2, 2021
$5,500,000
Pacific West Communities INC
Deborah A Lawson
Grant Deed
—
Nov 2, 2021
—
Robert D Lawson
Robert D Lawson
Intrafamily Transfer
related
—
Feb 16, 2017
—
Robert D Lawson
Lawson Richard M Trust
Quit Claim Deed
related
—
Jan 8, 1997
—
Dan Lawson
Lawson,richard M
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.
Try Rey
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