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Property profile & analytics
FOR SALE
Office buildings
45 East Julian St San Jose, CA 95112
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1757008
For Sale
1 / 7
$2,675,000
45 East Julian St, San Jose, CA 95112
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
WOOD
Total area
3,995 SF
Lot
0.2 ac (8,529 SF)
Zoning code
C1
APN
249-44-090
UPID
US09-1757008
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
-
Ahmadieh Law Office Law Firm
-
Morgan Law Offices Law Firm
-
Arnold & Barna Law Firm Law Firm
-
Kessler Financial Services Financial Advisor
-
Julian Street Properties Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.33M
CAP Approach
CAP
$2.31M
Comparable Approach
Comparable
$1.51M
Blend (final)
Blend
$2.33M
Owner & transaction history
45 E Julian St LLC · 2 yrs held
45 E Julian St LLC
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
C1 · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.8M
+42.1%
Retail stores
$1.5M
+14.6%
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
$2,325,000
ML approach
$2,325,000
CAP Approach
CAP Return
Estimation
6%
$2,500,000
6.5%
$2,305,000
7%
$2,140,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,830,000
Change: +42% · Conversion: Difficult
RETAIL STORES
$1,475,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$2.33M
Range $2.09M – $2.56M · ±10% · vs last sale $2.33M (Feb 29 2024)
Last sale anchor
$2.33M
Feb 29 2024
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
$582 / 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
$17,660
Tax year 2024
Assessed value
$1,262,837
Assessed 2024
Previous assessed
$1,262,837
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$986,923
Assessed improvement
$275,914
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1900
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
3,995 SF
Lot
0.2 ac (8,529 SF)
Zoning code
C1
APN
249-44-090
UPID
US09-1757008
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
WAREHOUSE, STORAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.5M
WAREHOUSE, STORAGE
RETAIL STORES
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
1900
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
45 E Julian St LLC
Entity
Mailing address
25366 MALIBU RD #1, MALIBU, CA 90265-4665
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 29, 2024
$2,325,000
45 E Julian St LLC
Jose M Mezzetti
Grant Deed
$1,976,000 · Us Bank NA
Feb 29, 2024
—
Jose Mezzetti
June Long Mezzetti
Intrafamily Transfer
related
—
Mar 11, 2021
—
Robert L Mezzetti SR.
Robert L Mezzetti II
Correction Deed
related
—
Feb 8, 2021
—
Jose M Mezzetti
Robert L Mezzetti SR.
Gift Deed
related
—
Sep 24, 2020
—
Mezzetti,bypass Trust
—
Deed
related
$566,923 · Mezzetti Law Firm INC
Aug 5, 2019
—
Mezzetti Survivors Trust
—
Loan Modification
related
$1,244,003 · Heritage Bk/commerce
May 1, 2019
—
Mezzetti Survivors Trust
Mezzetti Family Trust
Quit Claim Deed
related
—
Aug 10, 2018
—
Bypass,mezzetti Trust
Mezzetti Family Trust
Quit Claim Deed
related
—
May 17, 2012
—
Mezzetti Family Trust
Mezzetti 1988 Family Trust
Quit Claim Deed
related
$969,148 · Heritage Bk/commerce
—
—
Mezzetti Family Trust
—
Loan Modification
related
$1,200,000 · Heritage Bk/commerce
—
—
Mezzetti,bypass Trust
—
Deed Of Trust
related
$566,923 · Mezzetti Law Firm INC
—
—
Robert Mezzetti
—
Deed Of Trust
related
$1,097,000 · San Jose National 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.
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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