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Property profile & analytics
OFF-MARKET
Assisted living facilities
4610 Almaden Expy, San Jose, CA 95118-2053
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0518960
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2013
Construction
WOOD
Total area
5,000 SF
Lot
3.52 ac (153,331 SF)
Zoning code
CN
APN
458-18-080
UPID
US09-0518960
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
-
The Watermark at Almaden Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Us Alliance Holden Of San Jose Ll · 9 yrs held
Us Alliance Holden Of San Jose Ll
since 2017
7 recorded transactions
Zoning & alternative use
CN · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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 2024Property tax & assessments
Tax year 2024
Tax billed
$1,076,114
Tax year 2024
Assessed value
$90,186,309
Assessed 2024
Previous assessed
$90,186,309
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$14,507,323
Assessed improvement
$75,678,986
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2013
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
5,000 SF
Lot
3.52 ac (153,331 SF)
Zoning code
CN
APN
458-18-080
UPID
US09-0518960
Jurisdiction
SANTA CLARA
Zoning & alternative use
CN · San Jose, CA
Zoning CN · permitted uses
CN · 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
Year built
2013
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
3.52 ac
Current owner
From public records · entity-resolved
Us Alliance Holden Of San Jose Ll
Individual
Mailing address
2525 E CAMELBACK RD STE #500, PHOENIX, AZ 85016-4227
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2023
—
Us Alliance Holden Of San Jose Tena
—
Deed
related
$35,520,000 · Almaden Mortgage Lender LLC
Aug 26, 2022
—
Us Alliance Holden Of San Jose LLC
—
Deed
related
$57,651,242 · Wells Fargo Bank NA
Jul 24, 2018
—
Us Alliance Holden Of San Jose
—
Grant Deed
related
$57,651,242 · Wells Fargo Bk
May 31, 2017
$12,750,000
Us Alliance Holden Of San Jose Ll
4606 Rpp Gvc LLC
Grant Deed
—
Sep 30, 2015
$7,500,000
4606 Rpp Gvc LLC
Mccgavin Janet L Trust
Grant Deed
$4,150,000 · Avidbank
Jun 28, 2013
—
Duccelli 2003 Trust
Uccelli,david
Quit Claim Deed
related
—
Jan 28, 2013
—
Mcgavin Janet L Trust
Falletti Norma Trust
Quit Claim Deed
related
—
Nov 3, 2011
—
David P Uccelli
Uccelli,scott A
Affidavit Of Death
related
—
Mar 25, 2010
—
Uccelli George & Mary Trust
Uccelli,george JR
Quit Claim Deed
related
—
Nov 12, 2008
—
Pisa Trust
Mp Trust
Quit Claim Deed
related
—
Jul 24, 2008
—
Pisa Trust
Marsilia H Trust
Quit Claim Deed
related
—
Feb 26, 2007
—
Uccelli Paula G Trust
Uccelli Peter & P Trust
Quit Claim Deed
related
—
May 18, 2006
—
Uccelli Scott A Trust
Uccelli,scott
Quit Claim Deed
related
—
Mar 15, 2006
—
Uccelli Susan A 2006 Trust
Uccelli,susan A
Quit Claim Deed
related
—
Nov 6, 2002
$555,000
Mcgavin,tr
Falletti,tr
Grant Deed
—
Nov 6, 2002
—
Mcgavin,tr
Falletti,tr
Grant Deed
related
—
Dec 18, 2000
—
George Uccelli
Uccelli,mary
Quit Claim 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.
Try Rey
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