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Property profile & analytics
OFF-MARKET
Estimated value
$26,510,000
Retail space
8225 Arroyo Cir Gilroy, CA 95020-7321
Entity Owned
28-yr Hold
Free & Clear
Property ID
US09-2755955
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
WOOD
Total area
94,345 SF
Lot
10.68 ac (465,220 SF)
Zoning code
C1
APN
841-69-032
UPID
US09-2755955
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
-
Nike Factory Store - Gilroy (Bike/Boat/Book/etc) Store
-
Ariat Work Shop Work Clothes Store Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.79M
Blend (final)
Blend
$26.51M
Owner & transaction history
Prime Outlets At Gilroy LP · 28 yrs held
Prime Outlets At Gilroy LP
since 1998
3 recorded transactions
Zoning & alternative use
C1 · Gilroy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$33.5M
+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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$29,680,000
Current use
WAREHOUSE, STORAGE
$33,540,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$26,325,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$26.51M
Range $23.86M – $29.16M · ±10%
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
$281 / 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
$39,309,498
Assessed 2023
Previous assessed
$38,538,725
+2.0% YoY
Assessed land
$8,809,126
Assessed improvement
$30,500,372
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
1990
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
27
Total area
94,345 SF
Lot
10.68 ac (465,220 SF)
Zoning code
C1
APN
841-69-032
UPID
US09-2755955
Jurisdiction
SANTA CLARA
Zoning & alternative use
C1 · Gilroy, CA
Zoning C1 · permitted uses
C1 · 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 Current
Est. value
$29.7M
WAREHOUSE, STORAGE
Est. value
$33.5M
OFFICE BUILDING
Est. value
$26.3M
RETAIL STORES Current
WAREHOUSE, STORAGE
OFFICE BUILDING
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
1990
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
27
Lot
10.68 ac
Current owner
From public records · entity-resolved
Prime Outlets At Gilroy LP
Entity
Free & Clear · 28 yrs held
Mailing address
PO BOX 6120, INDIANAPOLIS, IN 46206-6120
Ownership since
1998
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
Jun 18, 1998
—
Prime Outlets At Gilroy LP
Third Horizon Group LP
Grant Deed
related
—
Dec 31, 1997
—
Third Horizon Group Ltd
Burnham Pacific Properties INC
Grant Deed
$301,000,000 · Lehman Brothers Holdings INC
Apr 24, 1990
$10,000
Carol Beach
Mcfadden,p.
Grant Deed
related
—
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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