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Property profile & analytics
OFF-MARKET
Estimated value
$9,025,000
Retail space
770 1st St Gilroy, CA 95020-4972
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-3215600
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Construction
TILT-UP CONCRETE
Total area
14,489 SF
Lot
1.34 ac (58,403 SF)
Zoning code
C3
APN
808-12-037
UPID
US09-3215600
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
-
Huy Tran, PharmD Pharmacy
-
Debra A. Magness, RPH Pharmacy
-
FedEx OnSite Postal Service Courier Service
-
Walgreens Pharmacy
-
Walgreens Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.18M
CAP Approach
CAP
$6.02M
Comparable Approach
Comparable
$7.24M
Blend (final)
Blend
$9.03M
Owner & transaction history
William B Miner JR · 2 yrs held
William B Miner JR
since 2023
Last sale
$11.1M
4 recorded transactions
Zoning & alternative use
C3 · Gilroy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$14.9M
+226.7%
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
$10,595,000
ML approach
$8,175,000
CAP Approach
CAP Return
Estimation
6%
$6,525,000
6.5%
$6,020,000
7%
$5,590,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$14,890,000
Change: +227% · Conversion: Moderate
Blend value · Realmo final
$9.03M
Range $8.12M – $9.93M · ±10% · vs last sale $11.05M (Sep 11 2023)
Last sale anchor
$11.05M
Sep 11 2023
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
$623 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$9,424,174
Assessed 2023
Previous assessed
$9,424,174
+0.0% YoY
Assessed land
$2,166,075
Assessed improvement
$7,258,099
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
14,489 SF
Lot
1.34 ac (58,403 SF)
Zoning code
C3
APN
808-12-037
UPID
US09-3215600
Jurisdiction
SANTA CLARA
Zoning & alternative use
C3 · Gilroy, CA
Zoning C3 · permitted uses
C3 · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.9M
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.34 ac
Current owner
From public records · entity-resolved
William B Miner JR
Individual
Mailing address
15075 MURPHY AVE, SAN MARTIN, CA 95046-9584
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 11, 2023
—
William B Miner JR
William B Miner JR
Intrafamily Transfer
related
$1,200,000 · Heritage Bank Of Commerce
Sep 23, 2021
$11,050,000
William B Miner
David G Pirnik
Grant Deed
$5,136,000 · Heritage Bank Of Commerce
Oct 31, 2013
$9,500,000
Pirnik,d G & I F 1992 Trust
Castlewood Commercial-wal LLC
Grant Deed
—
Jun 21, 2010
$689,500
Castlewood Commericial Wal LLC
Castlewood Commercial Properties
Grant Deed
$4,000,000 · Wells Fargo Bank NA
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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