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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Industrial properties
537 Sinclair Frontage Rd Milpitas, CA 95035-5413
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0179229
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
1980
Construction
TILT-UP CONCRETE
Total area
1,320 SF
Lot
0.08 ac (3,438 SF)
Zoning code
M2
APN
086-44-022
UPID
US09-0179229
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
-
Ablink Biosciences Corp. Corporate Office
-
Donton Construction Inc Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$663k
Blend (final)
Blend
$595k
Owner & transaction history
Cbxabc LLC · 3 yrs held
Cbxabc LLC
since 2022
Last sale
$615,000
7 recorded transactions
Zoning & alternative use
M2 · Milpitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$865,000
+113.2%
Office building
$785,000
+93.0%
Warehouse, storage
$470,000
+15.6%
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 Milpitas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milpitas 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
$580,000
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$405,000
Current use
RETAIL STORES
$865,000
Change: +113% · Conversion: Moderate
OFFICE BUILDING
$785,000
Change: +93% · Conversion: Difficult
WAREHOUSE, STORAGE
$470,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $615k (Dec 15 2022)
Last sale anchor
$615k
Dec 15 2022
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
$451 / 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
$7,517
Tax year 2024
Assessed value
$627,300
Assessed 2024
Previous assessed
$627,300
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$214,200
Assessed improvement
$413,100
Applied tax rate
12.0000
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
1,320 SF
Lot
0.08 ac (3,438 SF)
Zoning code
M2
APN
086-44-022
UPID
US09-0179229
Jurisdiction
SANTA CLARA
Zoning & alternative use
M2 · Milpitas, CA
Zoning M2 · permitted uses
M2 · Milpitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milpitas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$405,000
RETAIL STORES
Est. value
$865,000
OFFICE BUILDING
Est. value
$785,000
WAREHOUSE, STORAGE
Est. value
$470,000
INDUSTRIAL (GENERAL) Current
RETAIL STORES
OFFICE BUILDING
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Cbxabc LLC
Entity
Mailing address
80 CHESTER CIR, LOS ALTOS, CA 94022-1246
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2022
$615,000
Cbxabc LLC
Phan Montague LLC
Grant Deed
$500,000 · Ctbc Bank Corp USA
Apr 9, 2019
$460,000
Phan Montague LLC
Milpitas Investment LP
Grant Deed
—
Jan 2, 2004
—
Milpitas Investment LP
Duong,tony & Hue T
Grant Deed
related
—
Jul 31, 2003
$255,000
Tony Doung
Milpitas Investment LP
Grant Deed
$255,000 · Community Commerce Bank
Sep 16, 2002
$250,000
Milpitas Investment LP
Donton Construction INC
Grant Deed
related
—
Jul 29, 2002
$536,000
Donton Construction INC
Haugen,lloyd D
Trustees Deed
—
Jun 6, 2002
$536,000
Lloyd D Haugen
Donton Construction INC
Trustees Deed
—
Oct 27, 1999
$350,000
Haugen,lloyd D
Dopp,robert B & Dee A
Trustees Deed
$930,000 · Bank Of The West
Oct 27, 1999
—
Lloyd Haugen
Haugen,donee R
Quit Claim Deed
related
—
Jan 30, 1996
$206,000
Robert B Dopp
Ashwill,n B & Barbara E
Grant Deed
$164,800 · Comerica Bank California
—
—
Barbara Ashwill
—
Deed Of Trust
related
$140,000 · Individual
—
—
Milpitas Investment LP
—
Deed Of Trust
related
$150,000 · Saratoga Bancorp
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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