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Property profile & analytics
OFF-MARKET
Estimated value
$1,625,000
Vineyards
675 Buena Vis Ave Gilroy, CA 95020-9171
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0267353
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1965
Construction
TILT-UP CONCRETE
Total area
16,800 SF
Lot
4.3 ac (187,353 SF)
Zoning code
A-20A
APN
835-13-017
UPID
US09-0267353
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.63M
Owner & transaction history
Togliatti Farms INC
Togliatti Farms INC
since 2026
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
A-20A · Gilroy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.9M
+216.2%
Apartment house (5+ units)
$1.7M
+177.8%
Industrial (general)
$1.1M
+81.6%
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 Gilroy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gilroy 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
$1,625,000
ML approach
$1,625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,940,000
Change: +216% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,705,000
Change: +178% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,115,000
Change: +82% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.46M – $1.79M · ±10% · vs last sale $1.63M (Sep 13 2024)
Last sale anchor
$1.63M
Sep 13 2024
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
$97 / 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
$29,234
Tax year 2024
Assessed value
$2,080,800
Assessed 2024
Previous assessed
$2,080,800
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,352,520
Assessed improvement
$728,280
Applied tax rate
67.0000
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Total area
16,800 SF
Lot
4.3 ac (187,353 SF)
Zoning code
A-20A
APN
835-13-017
UPID
US09-0267353
Jurisdiction
SANTA CLARA
Zoning & alternative use
A-20A · Gilroy, CA
Zoning A-20A · permitted uses
A-20A · Gilroy, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gilroy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
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
1965
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.3 ac
Current owner
From public records · entity-resolved
Togliatti Farms INC
Entity
Mailing address
1830 W EDMUNDSON AVE, MORGAN HILL, CA 95037-9593
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
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2026
$2,600,000
Togliatti Farms INC
First Class Properties LLC
Grant Deed
$1,300,000 · U S Bank N A
Sep 13, 2024
$1,625,000
First Class Properties LLC
Bv Land Management LLC
Grant Deed
—
Jul 2, 2021
—
Scott Alexander
Agis Enterprise LLC
Grant Deed
—
Jul 2, 2021
$2,000,000
Bv Land Management LLC
Scott Alexander
Grant Deed
$1,150,000 · Scott Alexander Etal
Aug 16, 2017
—
Agis Ent LLC
Alexander,scott W
Quit Claim Deed
$560,000 · American Agcredit Flca
Aug 16, 2017
$280,000
Scott W Alexander
Aylard,richard Wisdom
Grant Deed
—
Sep 4, 2015
$700,000
Scott William Alexander
Shang Wang Kuo
Grant Deed
$580,000 · Western Alliance Bank
Dec 21, 2012
$450,000
Kuo S Wang
Christiano Trust
Grant Deed
—
Aug 12, 2010
$750,000
Christiano Trust
Old Republic Title Co
Trustees Deed
related
—
Jan 20, 2006
$100,000
Greenlife LLC
Ramirez,mario
Grant Deed
—
Aug 1, 2005
$1,500,000
Greenlife LLC
Matt Christiano
Grant Deed
$1,275,000 · The Christiano Trust
Aug 1, 2005
—
Mario Ramirez
Ramirez,estela N
Quit Claim Deed
related
—
Jul 12, 2000
$1,250,000
Christiano Trust
Gogliano Trust
Grant Deed
—
Jan 27, 1997
—
Vigna Trust
Filice Walnut Shelling Corp
Quit Claim Deed
related
—
Jan 27, 1997
$595,000
Gogliano Trust
Vigna Trust
Trustees Deed
$377,000 · Seller
—
—
Gogliano Trust
—
Deed Of Trust
related
$416,000 · San Benito Bank
—
—
Gogliano Trust
—
Deed Of Trust
related
$500,000 · San Benito 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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