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Property profile & analytics
OFF-MARKET
Estimated value
$2,820,000
Apartment buildings
467 Buena Vis Ave San Jose, CA 95126-3214
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3248158
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1948
Construction
WOOD
Total area
9,984 SF
Lot
1 ac (43,560 SF)
Zoning code
RM
APN
277-17-041
UPID
US09-3248158
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
by Request
CAP Approach
CAP
$3.20M
Comparable Approach
Comparable
$2.09M
Blend (final)
Blend
$2.82M
Owner & transaction history
Bv Villas LLC · 1 yrs held
Bv Villas LLC
since 2024
7 recorded transactions
Zoning & alternative use
RM · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$4.6M
+20.8%
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%
$3,460,000
6.5%
$3,195,000
7%
$2,965,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,785,000
Current use
WAREHOUSE, STORAGE
$4,570,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$3,600,000
Change: -5% · Conversion: Moderate
RETAIL STORES
$3,115,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.82M
Range $2.54M – $3.10M · ±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
$282 / 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
$70,389
Tax year 2024
Assessed value
$4,750,000
Assessed 2024
Previous assessed
$4,750,000
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$3,600,000
Assessed improvement
$1,150,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
1
Units
18
Total area
9,984 SF
Lot
1 ac (43,560 SF)
Zoning code
RM
APN
277-17-041
UPID
US09-3248158
Jurisdiction
SANTA CLARA
Zoning & alternative use
RM · San Jose, CA
Zoning RM · permitted uses
RM · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.8M
WAREHOUSE, STORAGE
Est. value
$4.6M
OFFICE BUILDING
Est. value
$3.6M
RETAIL STORES
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
18
Lot
1 ac
Current owner
From public records · entity-resolved
Bv Villas LLC
Entity
Mailing address
479 N SANTA CRUZ AVE, LOS GATOS, CA 95030-5300
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
—
Bv Villas LLC
354 N 5th Street LLC
Grant Deed
—
Oct 13, 2023
—
354 N 5th Street LLC
—
Deed
related
$2,900,000 · Avidbank
May 18, 2017
—
Derfner,nitza 2007 Trust
—
Deed
related
$1,850,000 · Western Adventist Foundation
May 11, 2007
—
Derfner Nitza 2007 Trust
Derfner,nitza
Quit Claim Deed
related
$1,675,000 · United Commercial Bank
—
—
Nitza Derfner
—
Deed Of Trust
related
$160,000 · Pensco Trust Co
—
—
Nitza Derfner
—
Deed Of Trust
related
$105,000 · June Hansen
—
—
Nitza Derfner
—
Deed Of Trust
related
$19,350 · Doris Davis
—
—
Derfner Nitza 2007 Trust
—
Deed Of Trust
related
—
—
—
Nitza Derfner
—
Deed Of Trust
related
$650,000 · Grand Pacific Financing Corp
—
—
Nitza Derfner
—
Deed Of Trust
related
$71,000 · Isak Hansen Trustee
—
—
Nitza A Derfner
—
Deed Of Trust
related
$75,000 · Isak Hansen Trustee
—
—
Derfner,nitza 2007 Trust
—
Deed Of Trust
related
$1,850,000 · Western Adventist Foundation
—
—
Nitza Derfner
—
Deed Of Trust
related
$1,450,000 · East West Bank
—
—
N. Abta
—
Deed Of Trust
related
$750,000 · Pan American Savings & Loan
—
—
Nitza Derfner
—
Deed Of Trust
related
$750,000 · Grand Pacific Financing Corp
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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