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Property profile & analytics
OFF-MARKET
Estimated value
$4,785,000
Apartment buildings
480 Boynton Ave San Jose, CA 95117-1482
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-0110024
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1968
Construction
WOOD
Total area
24,158 SF
Lot
0.86 ac (37,415 SF)
Zoning code
R3
APN
303-28-049
UPID
US09-0110024
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
-
Brittany House Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.79M
Owner & transaction history
Sarah Ayako Sasaki Tsien · 8 yrs held
Sarah Ayako Sasaki Tsien
since 2017
7 recorded transactions
Zoning & alternative use
R3 · San Jose, CA
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,525,000
Current use
INDUSTRIAL (GENERAL)
$7,135,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$4.79M
Range $4.31M – $5.26M · ±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
$198 / 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
$108,038
Tax year 2024
Assessed value
$7,631,179
Assessed 2024
Previous assessed
$7,631,179
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$3,134,882
Assessed improvement
$4,496,297
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
1968
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
2
Units
34
Bathrooms
5
Total area
24,158 SF
Lot
0.86 ac (37,415 SF)
Zoning code
R3
APN
303-28-049
UPID
US09-0110024
Jurisdiction
SANTA CLARA
Zoning & alternative use
R3 · San Jose, CAZoning R3 · permitted uses
R3 · San Jose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.5M
INDUSTRIAL (GENERAL)
Est. value
$7.1M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
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
1968
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
34
Bathrooms
5
Lot
0.86 ac
Current owner
From public records · entity-resolved
Sarah Ayako Sasaki Tsien
Individual
Mailing address
PO BOX 536, LOS ALTOS, CA 94023-0536
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 16, 2021
—
Sasaki Go SR.
—
Deed
related
$7,030,000 · Jpmorgan Chase Bank NA
Dec 29, 2017
—
Sarah Ayako Sasaki Tsien
Gregory S Tslen
Grant Deed
$7,430,000 · Jpmorgan Chase Bank NA
Nov 13, 2017
—
Sasaki Go JR.
Li,katie Y
Quit Claim Deed
related
—
Nov 13, 2017
$432,000
Sasaki Go JR.
Polar Trust
Grant Deed
related
—
Jun 5, 2013
—
Polar Trust
Polar Trust
Quit Claim Deed
related
—
Mar 15, 2013
$743,500
Polar Trust
Shibamiya Family Trust
Grant Deed
—
Dec 2, 2010
—
Go Sasaki JR.
Sasaki,go & Kay K
Quit Claim Deed
related
—
Jan 30, 2008
—
Goka Margaret F Trust
Goka,margaret F
Quit Claim Deed
related
—
Aug 31, 2006
—
Shibamiya Family Trust
Polar Trust
Grant Deed
$3,150,000 · Fremont Bank
Jul 6, 2001
—
Polar Trust
Weinhandl,franz
Grant Deed
$4,025,000 · Bay View Bank
Dec 15, 1988
$2,315,000
Franz Weinhandl
Vickers Manageme
Grant Deed
$1,711,000 · Bay View Federal Bank
Nov 30, 1988
—
Vickers Manageme
Brittany Investm
Grant Deed
related
—
—
—
Polar,tr
—
Deed Of Trust
related
$2,935,000 · Washington Mutual Fsb
—
—
Go Sasaki JR.
—
Deed Of Trust
related
$4,715,000 · J P Morgan Chase Bank
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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