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Property profile & analytics
OFF-MARKET
Estimated value
$26,155,000
Life science properties
5941 Optical Ct, San Jose, CA 95138-1410
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5186563
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
2002
Total area
67,500 SF
Lot
4.59 ac (199,853 SF)
Zoning code
IP
APN
678-07-043
UPID
US09-5186563
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
-
Aridis Pharmaceuticals LLC Factory Production Facility
-
Medlex Inc (Bike/Boat/Book/etc) Store Corporate Office
-
Collagen Solutions Research Foundation
-
Loop Genomics Corporate Office
-
Dr Rath Research Institute Research Institute
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$29.23M
Blend (final)
Blend
$26.16M
Owner & transaction history
Uscof Optical Court LLC · 5 yrs held
Uscof Optical Court LLC
since 2020
Last sale
$25.8M
3 recorded transactions
Zoning & alternative use
IP · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$32.3M
+74.3%
Warehouse, storage
$30.9M
+66.8%
Office building
$26.5M
+43.1%
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
$23,890,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$18,525,000
Current use
RETAIL STORES
$32,285,000
Change: +74% · Conversion: Difficult
WAREHOUSE, STORAGE
$30,890,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$26,510,000
Change: +43% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$24,720,000
Change: +33% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$19,935,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$26.16M
Range $23.54M – $28.77M · ±10% · vs last sale $25.75M (Oct 29 2020)
Last sale anchor
$25.75M
Oct 29 2020
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
$387 / 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
$343,829
Tax year 2024
Assessed value
$27,326,105
Assessed 2024
Previous assessed
$27,326,105
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$4,669,315
Assessed improvement
$22,656,790
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 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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
2002
Heating
NONE
Stories
2
Total area
67,500 SF
Lot
4.59 ac (199,853 SF)
Zoning code
IP
APN
678-07-043
UPID
US09-5186563
Jurisdiction
SANTA CLARA
Zoning & alternative use
IP · San Jose, CA
Zoning IP · permitted uses
IP · 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
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$18.5M
RETAIL STORES
Est. value
$32.3M
WAREHOUSE, STORAGE
Est. value
$30.9M
OFFICE BUILDING
Est. value
$26.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$24.7M
INDUSTRIAL (GENERAL)
Est. value
$19.9M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
RETAIL STORES
WAREHOUSE, STORAGE
OFFICE BUILDING
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
2002
Heating
NONE
Stories
2
Lot
4.59 ac
Current owner
From public records · entity-resolved
Uscof Optical Court LLC
Entity
Free & Clear · 5 yrs held
Mailing address
405 HOWARD ST STE #150, SAN FRANCISCO, CA 94105-4618
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2020
$25,750,000
Uscof Optical Court LLC
G LP
Grant Deed
—
Dec 13, 2017
—
G & I Ix 5941 Optical LP
—
Grant Deed
related
$62,000,000 · Morgan Stanley Bk
Sep 28, 2017
$13,455,000
G & I Ix 5941 Optical LP
M West Propco Vii LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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