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Property profile & analytics
OFF-MARKET
Estimated value
$3,740,000
Office buildings
7111 Camino Arroyo Gilroy, CA 95020-7308
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-2305910
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Construction
STEEL & CONCRETE
Total area
5,900 SF
Lot
1.03 ac (44,866 SF)
Zoning code
A1-25
APN
841-18-062
UPID
US09-2305910
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
by Request
CAP Approach
CAP
$3.41M
Comparable Approach
Comparable
$2.25M
Blend (final)
Blend
$3.74M
Owner & transaction history
Jtn Investments LP · 1 yrs held
Jtn Investments LP
since 2025
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
A1-25 · Gilroy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.1M
+268.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,690,000
6.5%
$3,405,000
7%
$3,165,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$6,065,000
Change: +268% · Conversion: Difficult
Blend value · Realmo final
$3.74M
Range $3.37M – $4.11M · ±10% · vs last sale $3.70M (Apr 4 2025)
Last sale anchor
$3.70M
Apr 4 2025
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
$634 / 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
$50,413
Tax year 2024
Assessed value
$3,937,123
Assessed 2024
Previous assessed
$3,937,123
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,749,832
Assessed improvement
$2,187,291
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2004
Construction
STEEL & CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
5,900 SF
Lot
1.03 ac (44,866 SF)
Zoning code
A1-25
APN
841-18-062
UPID
US09-2305910
Jurisdiction
SANTA CLARA
Zoning & alternative use
A1-25 · Gilroy, CAZoning A1-25 · permitted uses
A1-25 · Gilroy, 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.1M
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Construction
STEEL & CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
1.03 ac
Current owner
From public records · entity-resolved
Jtn Investments LP
Entity
Mailing address
PO BOX 32547, CHARLOTTE, NC 28232-2547
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2025
$3,700,000
Jtn Investments LP
Wright Mott Real Estate Partnership
Grant Deed
$1,850,000 · Wright Mott Real Est Partnership,
Jan 24, 2019
$3,600,000
Wright Mott Real Estate Ptshp
Pacheco Pass Retail Xii LLC
Grant Deed
$630,000 · Steven C Mott
Dec 19, 2016
$41,500,000
Pacheco Pass Retail Xii LLC
Rpai Gilroy I LLC
Grant Deed
$34,240,000 · Private Individual
Feb 11, 2011
—
Inland Western Gilroy I LLC
—
Deed Of Trust
related
$585,000,000 · Key Bank NA
Jul 28, 2005
$25,021,000
Inland Western Gilroy I LLC
Newman Dev Group Of Gilroy LLC
Grant Deed
—
Jul 15, 2004
—
Newman Developmnet Group Of Gi
—
Deed Of Trust
related
$22,000,000 · Iwest Gilroy LLC
Jun 29, 2004
—
Newman Development Group Of Gi
—
Grant Deed
related
$16,700,000 · Key Bank NA Trustee
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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