New search
Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Retail space
450 Willow Gln Way San Jose, CA 95125-1240
Trust Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1765199
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Total area
1,470 SF
Lot
0.2 ac (8,763 SF)
Zoning code
CP
APN
456-03-020
UPID
US09-1765199
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
-
Super Encanto Food Truck Restaurant
-
Willow Glen Liquor & Market (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
On The Road Mechanics Auto Repair Shop
-
Tacos El Taco'n Todo Food Truck Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$610k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$500k
Owner & transaction history
Pannu Family Trust · 7 yrs held
Pannu Family Trust
since 2018
7 recorded transactions
Zoning & alternative use
CP · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$700,000
+19.9%
Warehouse, storage
$675,000
+15.2%
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%
$660,000
6.5%
$610,000
7%
$565,000
Alternative Use
Use
Estimation
RETAIL STORES
$585,000
Current use
OFFICE BUILDING
$700,000
Change: +20% · Conversion: Easy
WAREHOUSE, STORAGE
$675,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$340 / 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
$13,125
Tax year 2024
Assessed value
$998,002
Assessed 2024
Previous assessed
$998,002
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$849,919
Assessed improvement
$148,083
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
1951
Heating
NONE
Stories
1
Total area
1,470 SF
Lot
0.2 ac (8,763 SF)
Zoning code
CP
APN
456-03-020
UPID
US09-1765199
Jurisdiction
SANTA CLARA
Zoning & alternative use
CP · San Jose, CA
Zoning CP · permitted uses
CP · 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
$585,000
OFFICE BUILDING
Est. value
$700,000
WAREHOUSE, STORAGE
Est. value
$675,000
RETAIL STORES Current
OFFICE BUILDING
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
1951
Heating
NONE
Stories
1
Lot
0.2 ac
Current owner
From public records · entity-resolved
Pannu Family Trust
Trust
Free & Clear · 7 yrs held
Mailing address
3271 KNIGHTSWOOD WAY, SAN JOSE, CA 95148-3138
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Nov 21, 2018
—
Pannu Family Trust
Pannu,hardial S & Davinder K
Quit Claim Deed
related
—
Feb 28, 2018
$120,000
Hardial S Pannu
Jagrup K Khahlon
Grant Deed
$352,350 · Cathay Bank
Oct 10, 2013
—
Hardial S Pannu
Pannu,hardial S & Davinder K
Quit Claim Deed
related
—
Oct 1, 2007
—
Pannu,harprit S
Pannu,sumeet K
Quit Claim Deed
related
—
Oct 1, 2007
$775,000
Hardial S Pannu
Dianne Colyar
Grant Deed
$465,000 · Cathay Bank
Jan 25, 2002
—
Riolo Trust
Riolo,george
Quit Claim Deed
related
—
—
—
Hardial S Pannu
—
Loan Modification
related
$411,045 · Cathay Bk
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 450 Willow Gln Way?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
