535 E Santa Clara St San Jose, CA 95112
Retail space
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Entity Owned
Absentee Owner
~
Est. High Equity
For Sale
1 / 10
Contact for pricing
535 E Santa Clara St, San Jose, CA 95112
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Estimated value (blended)
$2.53M
Range $2.28M – $2.78M (±10%)
Property ID
US09-0676231
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1946
Construction
WOOD
Total area
4,300 SF
Lot
0.44 ac (19,000 SF)
Zoning code
CG-RM
APN
467-16-088
UPID
US09-0676231
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.79M
Comparable Approach
Comparable
$2.53M
Blend (final)
Blend
$2.53M
Owner & transaction history
since 2025
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
CG-RM · San Jose, CA
Top alternative use upside
Warehouse, storage
$2.0M
+24.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 16 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.53M
Value range
$2.28M – $2.78M
±10% around blend
Estimated value / SF
$588 / SF
Confidence
High
16 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$2.28M
blend $2.53M
$2.78M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,300 SF
Lot area
0.44 ac
Year built
1946
Stories
1
APN
467-16-088
Assessed value
$1,972,991
Annual tax
$23,989
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.79M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.94M
@ 6.5% CAP return
$1.79M
@ 7% CAP return
$1.66M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$23,989
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$2.48M
Weighted, 16 comps · high confidence
Evidence
16 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.0 mi away · 4,410 SF
2.2 mi away · 3,910 SF
2.7 mi away · 3,578 SF
3.0 mi away · 4,760 SF
3.2 mi away · 3,019 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.53M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 64 sales
$369
+59%
Submarket 414 sales
$478
+23%
County 827 sales
$535
+10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $588/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+24%
vs current-use indication
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 16 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
2.84%
Selected cap rate for this retail space
Derived from the San Jose market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$108k *
Last sale · May 2025
$2.90M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.80M
Move the market yield to see immediate price impact.
Value / SF
$885
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.34%2.84%3.34%
$97k
$4.16M
$3.42M
$2.91M
$108k
$4.62M
$3.80M
$3.23M
$119k
$5.08M
$4.18M
$3.56M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
16 found
High confidence · county-verified
Closest comparable
$1.15M
1.7 mi · Feb 2026 · $370/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$23,989
Tax year 2024
Assessed value
$1,972,991
Assessed 2024
Previous assessed
$1,972,991
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$794,998
Assessed improvement
$1,177,993
Applied tax rate
17.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1946
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
4,300 SF
Lot
0.44 ac (19,000 SF)
Zoning code
CG-RM
APN
467-16-088
UPID
US09-0676231
Jurisdiction
SANTA CLARA
Zoning & alternative use
CG-RM · San Jose, CAZoning CG-RM · permitted uses
CG-RM · San Jose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1946
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.44 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CG-RM
Jurisdiction
San Jose, CA
Recorded code
CG-RM
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CG-RM in San Jose, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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