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Property profile & analytics
FOR SALE
Retail space
32 Race St San Jose, CA 95126
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2602748
For Sale
1 / 27
$2,880,000
32 Race St, San Jose, CA 95126
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Total area
6,244 SF
Lot
0.18 ac (7,820 SF)
Zoning code
CN
APN
261-29-022
UPID
US09-2602748
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
-
Victory Submission Strength Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$1.37M
Owner & transaction history
Cheng Lam Holdings LLC · 13 yrs held
Cheng Lam Holdings LLC
since 2013
7 recorded transactions
Zoning & alternative use
CN · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,950,000
Current use
OFFICE BUILDING
$2,250,000
Change: +16% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,845,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.37M
Range $1.23M – $1.51M · ±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
$219 / 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
$20,165
Tax year 2024
Assessed value
$1,478,913
Assessed 2024
Previous assessed
$1,478,913
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$482,910
Assessed improvement
$996,003
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
For Sale
Year built
1951
Heating
NONE
Stories
2
Units
5
Total area
6,244 SF
Lot
0.18 ac (7,820 SF)
Zoning code
CN
APN
261-29-022
UPID
US09-2602748
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
$2.0M
OFFICE BUILDING
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
RETAIL STORES Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1951
Heating
NONE
Stories
2
Units
5
Lot
0.18 ac
Current owner
From public records · entity-resolved
Cheng Lam Holdings LLC
Entity
Mailing address
5415 CYN HLS LN, SAN JOSE, CA 95138-2439
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2018
—
Cheng Lam Holdings LLC
—
Deed
related
$465,477 · Wells Fargo Bank NA
Jun 28, 2013
$1,225,000
Cheng Lam Holdings LLC
Domenico Muscianisi
Grant Deed
$600,000 · Wells Fargo Bank NA
Nov 19, 1999
—
Domanico Muscianisi
Muscianisi,maria
Quit Claim Deed
related
—
May 28, 1999
—
Domenico Muscianisi
Tanner Trust
Grant Deed
related
—
Mar 24, 1995
—
Mary J Tanner Trustee
Tanner,mary J
Quit Claim Deed
related
—
—
—
Domenico Muscianisi
—
Deed Of Trust
related
$75,000 · Coates & Sowards INC
—
—
Domencio Muscianisi
—
Deed Of Trust
related
$150,000 · South Valley National Bank
—
—
Domenico Muscianisi
—
Deed Of Trust
related
$80,000 · Froberg Trust
—
—
Domenico Muscianisi
—
Deed Of Trust
related
$25,000 · Langone A T Family Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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