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Property profile & analytics
OFF-MARKET
Estimated value
$2,955,000
Warehouses
545 Westchester Dr Campbell, CA 95008-5085
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-1725270
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1968
Construction
TILT-UP CONCRETE
Total area
8,686 SF
Lot
0.44 ac (19,304 SF)
Zoning code
M-1
APN
412-30-036
UPID
US09-1725270
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
-
CMS Plumbing Plumbing Service General Contractor
-
Play Flag Football Sports School Gym & Fitness Center
-
Sure Electric Inc Electrical Service General Contractor
-
Expert Drywall Hardware & Home Improvement Interior Design
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.71M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.96M
Owner & transaction history
West Valley Constructon Company INC
West Valley Constructon Company INC
since 2026
Last sale
$3.7M
1 recorded transaction
Zoning & alternative use
M-1 · Campbell, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.9M
+26.3%
Apartment house (5+ units)
$3.6M
+15.4%
Industrial (general)
$3.5M
+13.0%
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 Campbell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Campbell 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%
$2,935,000
6.5%
$2,710,000
7%
$2,515,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,090,000
Current use
RETAIL STORES
$3,900,000
Change: +26% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$3,565,000
Change: +15% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,490,000
Change: +13% · Conversion: Easy
Blend value · Realmo final
$2.96M
Range $2.66M – $3.25M · ±10% · vs last sale $3.75M (Jan 15 2026)
Last sale anchor
$3.75M
Jan 15 2026
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
$340 / 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
$15,364
Tax year 2024
Assessed value
$1,171,422
Assessed 2024
Previous assessed
$1,171,422
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$513,470
Assessed improvement
$657,952
Applied tax rate
10.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1968
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Units
3
Total area
8,686 SF
Lot
0.44 ac (19,304 SF)
Zoning code
M-1
APN
412-30-036
UPID
US09-1725270
Jurisdiction
SANTA CLARA
Zoning & alternative use
M-1 · Campbell, CAZoning M-1 · permitted uses
M-1 · Campbell, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.1M
RETAIL STORES
Est. value
$3.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.6M
INDUSTRIAL (GENERAL)
Est. value
$3.5M
WAREHOUSE, STORAGE Current
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
3
Lot
0.44 ac
Current owner
From public records · entity-resolved
West Valley Constructon Company INC
Entity
Free & Clear · 0 yrs held
Mailing address
156 N 2ND ST, CAMPBELL, CA 95008-2024
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 15, 2026
$3,747,000
West Valley Constructon Company INC
David S Lamar
Grant Deed
—
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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