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Property profile & analytics
OFF-MARKET
Estimated value
$2,500,000
Office buildings
45 1st St Campbell, CA 95008-2033
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2418071
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
WOOD
Total area
3,078 SF
Lot
0.15 ac (6,715 SF)
Zoning code
CB-MU
APN
279-41-037
UPID
US10-2418071
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
-
Farmers Insurance - Rey Deborja Jr Insurance Agency
-
Arc at Home Home Health Care Service
-
Silicon Valley Therapy and Marriage Counseling Services Inc. Crisis Center Medical Clinic
-
Chen&Associates Accounting Firm Tax Preparation
-
Silicon Valley Insurance Advisors Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.51M
CAP Approach
CAP
$1.78M
Comparable Approach
Comparable
$2.47M
Blend (final)
Blend
$2.50M
Owner & transaction history
Medicare Drop LLC · 2 yrs held
Medicare Drop LLC
since 2023
Last sale
$2.5M
6 recorded transactions
Zoning & alternative use
CB-MU · Campbell, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.2M
+79.5%
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 Campbell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Campbell 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
$2,515,000
ML approach
$2,510,000
CAP Approach
CAP Return
Estimation
6%
$1,925,000
6.5%
$1,775,000
7%
$1,650,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,760,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,165,000
Change: +80% · Conversion: Difficult
Blend value · Realmo final
$2.50M
Range $2.25M – $2.75M · ±10% · vs last sale $2.50M (Nov 1 2023)
Last sale anchor
$2.50M
Nov 1 2023
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
$812 / 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
$30,804
Tax year 2024
Assessed value
$2,500,000
Assessed 2024
Previous assessed
$2,500,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,600,000
Assessed improvement
$900,000
Applied tax rate
10.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Bathrooms
5
Total area
3,078 SF
Lot
0.15 ac (6,715 SF)
Zoning code
CB-MU
APN
279-41-037
UPID
US10-2418071
Jurisdiction
SANTA CLARA
Zoning & alternative use
CB-MU · Campbell, CA
Zoning CB-MU · permitted uses
CB-MU · Campbell, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Campbell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1986
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Bathrooms
5
Lot
0.15 ac
Current owner
From public records · entity-resolved
Medicare Drop LLC
Entity
Mailing address
499 SALMAR AVE E STE E, CAMPBELL, CA 95008-1401
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Nov 1, 2023
$2,500,000
Medicare Drop LLC
Nguyet Unruh
Grant Deed
$2,310,500 · Wells Fargo Bank NA
Sep 14, 2022
—
Nguyet Unruh
Nguyet Unruh
Intrafamily Transfer
related
—
Mar 11, 2021
—
Gunter M Unruh
Gunter M Unruh
Intrafamily Transfer
related
—
Mar 28, 2008
$680,000
Gunter Unruh
Campbell Investments
Grant Deed
—
Mar 28, 2008
$370,000
Gunter M Unruh
Unruh,gunter
Grant Deed
related
—
—
—
Gunter M Unruh
—
Deed Of Trust
related
$600,000 · Lighthouse 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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