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Property profile & analytics
OFF-MARKET
Estimated value
$16,640,000
Life science properties
4590 Patrick Henry Dr Santa Clara, CA 95054-1817
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2241128
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1990
Construction
TILT-UP CONCRETE
Total area
42,826 SF
Lot
2.79 ac (121,532 SF)
Zoning code
ML
APN
104-04-123
UPID
US09-2241128
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
-
Benvenue Medical, Inc. Industrial Manufacturer Production Facility
-
California Eastern Lab Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$20.30M
Blend (final)
Blend
$16.64M
Owner & transaction history
4590 Patrick Henry LLC · 6 yrs held
4590 Patrick Henry LLC
since 2020
Last sale
$16.7M
7 recorded transactions
Zoning & alternative use
ML · Santa Clara, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$23.4M
+23.9%
Retail stores
$22.2M
+17.6%
Apartment house (5+ units)
$20.2M
+6.7%
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 Santa Clara submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Clara 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
$18,855,000
ML approach
$10,695,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$18,900,000
Current use
OFFICE BUILDING
$23,410,000
Change: +24% · Conversion: Difficult
RETAIL STORES
$22,230,000
Change: +18% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$20,170,000
Change: +7% · Conversion: Difficult
WAREHOUSE, STORAGE
$15,225,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$16.64M
Range $14.98M – $18.30M · ±10% · vs last sale $16.68M (Feb 6 2020)
Last sale anchor
$16.68M
Feb 6 2020
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
$389 / 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
$209,648
Tax year 2024
Assessed value
$17,878,967
Assessed 2024
Previous assessed
$17,878,967
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$12,330,323
Assessed improvement
$5,548,644
Applied tax rate
7.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
42,826 SF
Lot
2.79 ac (121,532 SF)
Zoning code
ML
APN
104-04-123
UPID
US09-2241128
Jurisdiction
SANTA CLARA
Zoning & alternative use
ML · Santa Clara, CA
Zoning ML · permitted uses
ML · Santa Clara, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Clara. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$18.9M
OFFICE BUILDING
Est. value
$23.4M
RETAIL STORES
Est. value
$22.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$20.2M
WAREHOUSE, STORAGE
Est. value
$15.2M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
2.79 ac
Current owner
From public records · entity-resolved
4590 Patrick Henry LLC
Entity
Mailing address
101 CALIFORNIA ST STE #950, SAN FRANCISCO, CA 94111-5826
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Feb 6, 2020
$16,675,000
4590 Patrick Henry LLC
Sobrato Family Foundation
Grant Deed
—
Oct 7, 2019
—
Sobrato Family Foundation
Si 40 LLC
Quit Claim Deed
—
Dec 17, 2018
—
Si 40 LLC
—
Loan Modification
related
$20,000,000 · Mufg Union Bk NA
Oct 4, 2010
—
Si 40 LLC
Sobrato Dev Co 871
Grant Deed
—
Aug 31, 1989
$1,956,000
Sobrato Developm
Wdt-patrick Henr
Grant Deed
—
Dec 30, 1988
$1,653,000
Wdt-patrick Henr
Veler INC.
Grant Deed
$2,240,000 · Landsing Pacific
—
—
Interests Brokaw
—
Deed Of Trust
related
$2,976,015 · Principal Life Insurance Co
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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