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Property profile & analytics
OFF-MARKET
Estimated value
$8,855,000
Retail space
459 Piercy Rd San Jose, CA 95138-1102
Entity Owned
1-yr Hold
Free & Clear
Property ID
US09-5422225
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Lot
2.02 ac (87,991 SF)
Zoning code
IP
APN
678-93-039
UPID
US09-5422225
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.32M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.86M
Owner & transaction history
City Of San Jose · 1 yrs held
City Of San Jose
since 2025
Last sale
$10.5M
7 recorded transactions
Zoning & alternative use
IP · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$7,095,000
ML approach
$7,320,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.86M
Range $7.97M – $9.74M · ±10% · vs last sale $10.50M (Apr 13 2021)
Last sale anchor
$10.50M
Apr 13 2021
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
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$47,446
Tax year 2023
Assessed value
$3,641,400
Assessed 2023
Previous assessed
$3,641,400
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$3,641,400
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 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
Heating
NONE
Lot
2.02 ac (87,991 SF)
Zoning code
IP
APN
678-93-039
UPID
US09-5422225
Jurisdiction
SANTA CLARA
Zoning & alternative use
IP · San Jose, CA
Zoning IP · permitted uses
IP · 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.
Building & site characteristics
From public records
Heating
NONE
Lot
2.02 ac
Current owner
From public records · entity-resolved
City Of San Jose
Entity
Free & Clear · 1 yrs held
Mailing address
3010 OLD RNCH PKWY STE #470, SEAL BEACH, CA 90740-2789
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
25 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2025
—
City Of San Jose
Piercy Xc LLC
Quitclaim Deed
related
—
Dec 28, 2023
—
Piercy Xc LLC
—
Deed
related
$19,400,000 · Banner Bank
Apr 13, 2021
$10,500,000
Piercy Xc LLC
Temple Hospitality South San Jose L
Grant Deed
—
Apr 28, 2016
$502,500
Timothy L Knea
Lip2 LLC
Grant Deed
—
Apr 21, 2009
$712,000
Lip2 LLC
Edenvale Land Holdings LLC
Grant Deed
—
Apr 17, 2009
$15,000
Edenvale Land Holdings LLC
Guide Dogs For The Blind INC
Grant Deed
related
—
Apr 17, 2009
—
Barnett,barbara A
Scammon,harrison B JR
Affidavit Of Death
related
—
Apr 17, 2009
$18,500
Edenvale Land Holdings LLC
Camarena 1988 Living Trust
Grant Deed
related
—
Apr 17, 2009
$7,500
Edenvale Land Holdings LLC
Cummings,jefferson
Grant Deed
related
—
Apr 16, 2009
—
Cahn,doug
Cahn,carol B
Quit Claim Deed
related
—
Apr 2, 2009
—
Caldwell,elijah
Caldwell,shirley
Quit Claim Deed
related
—
Mar 24, 2009
—
Miller,robert G
Miller,amy M
Quit Claim Deed
related
—
Oct 9, 2008
$15,000
Hyatt,anthena A
Hyatt,anthena A
Grant Deed
related
—
Oct 9, 2008
$18,500
Edenvale Land Holdings LLC
Lux,david & Jennifer
Grant Deed
related
—
Oct 1, 2008
$36,500
Edenvale Land Holdings LLC
Leong,orson K
Grant Deed
related
—
Oct 1, 2008
$22,000
Edenvale Land Holdings LLC
Edenvale Land Holdings LLC
Grant Deed
related
—
Oct 1, 2008
$18,500
Edenvale Land Holdings LLC
Gottlieb,rachel
Grant Deed
related
—
Jun 23, 2008
$1,645,500
Edenvale Land Holdings LLC
Blackburne & Brown Mtg Fund
Grant Deed
related
—
Jul 3, 2007
$9,000
Edenvale Land Holdings LLC
Starr Lb & JR Trust
Grant Deed
related
—
Jul 3, 2007
$18,500
Edevale Land Holdings LLC
Taylor,jerome W & Carol H
Grant Deed
related
—
Jun 28, 2007
$36,500
Edenvale Land Holdings LLC
Rickabaugh Ida M Trust
Grant Deed
related
—
Jun 15, 2007
$22,500
Edenvale Land Holdings LLC
Michelson,eugene O
Grant Deed
related
—
Jun 15, 2007
$18,000
Edenvale Land Holdings LLC
Holt Boyd E Trust
Grant Deed
related
—
Dec 20, 2006
$30,000
Blackburne & Brown Mtg Fund I
Cosca Dennis J Trust
Grant Deed
related
—
Dec 20, 2006
$25,500
Blackburne & Brown Mtg Fund I
Salverson,john L & Julianne
Grant 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.
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