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Property profile & analytics
FOR LEASE
Industrial properties
8380 Church St Gilroy, CA 95020
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0056954
For Lease
1 / 2
$2,955,000
8380 Church St, Gilroy, CA 95020
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1980
Construction
WOOD
Total area
19,475 SF
Lot
1.21 ac (52,707 SF)
Zoning code
M2
APN
790-36-019
UPID
US09-0056954
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
-
Paul's Liquor & Market (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Custom Tile and Stone Inc. General Contractor Renovation Specialist
-
New Age Hardwood Floors Construction Company General Contractor
-
Espino Appliances Home Appliance Store Hardware & Home Improvement
-
Cool Coast Inc. HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.05M
Blend (final)
Blend
$2.96M
Owner & transaction history
Church Street Investor Group LLC · 3 yrs held
Church Street Investor Group LLC
since 2023
7 recorded transactions
Zoning & alternative use
M2 · Gilroy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
INDUSTRIAL (GENERAL)
$2,735,000
Current use
Blend value · Realmo final
$2.96M
Range $2.66M – $3.25M · ±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
$152 / 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
$50,731
Tax year 2024
Assessed value
$4,054,500
Assessed 2024
Previous assessed
$4,054,500
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,071,000
Assessed improvement
$2,983,500
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Lease
Year built
1980
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
12
Total area
19,475 SF
Lot
1.21 ac (52,707 SF)
Zoning code
M2
APN
790-36-019
UPID
US09-0056954
Jurisdiction
SANTA CLARA
Zoning & alternative use
M2 · Gilroy, CA
Zoning M2 · permitted uses
M2 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.7M
INDUSTRIAL (GENERAL) Current
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
1980
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
12
Lot
1.21 ac
Current owner
From public records · entity-resolved
Church Street Investor Group LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2323 S BASCOM AVE STE #100, CAMPBELL, CA 95008-4396
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 12, 2023
—
Church Street Investor Group LLC
—
Deed
related
$1,650,000 · Symetrali Insurance Company
May 25, 2023
—
Church Street Investor Group LLC
Antelope Caputo LLC
Grant Deed
—
Jul 13, 2022
—
Antelope Caputo LLC
—
Deed
related
—
Apr 6, 2022
—
James A Lico
James A Lico
Intrafamily Transfer
related
—
Jul 13, 2018
—
Lico,linda Living Trust
Lico,linda
Quit Claim Deed
related
—
Mar 28, 2018
—
Robert P Lico
Lico,frank S
Quit Claim Deed
related
—
Nov 14, 2016
—
Lico,r P & S 2004 Living Trust
Lico,robert P
Quit Claim Deed
related
—
Sep 21, 2016
—
Guidace 1997 Family Liv Trust
Guidace,patricia
Quit Claim Deed
related
—
Aug 8, 2016
—
Lisa G Dekay
Lico F S & C E Fam Trust
Quit Claim Deed
related
—
Mar 30, 2016
—
De Kay,lisa 2002 Living Trust
De Kay,lisa G
Quit Claim Deed
related
—
Dec 31, 2015
—
Lisa G Dekay
Lico F S & C Family Trust
Quit Claim Deed
related
—
Nov 10, 2015
—
Lico,linda Living Trust
Lico,linda
Quit Claim Deed
related
—
Jul 20, 2015
—
De Kay,lisa 2002 Living Trust
De Kay,lisa G
Quit Claim Deed
related
—
Mar 23, 2015
—
Lico,r P & S J Living Trust
Lico Robert P
Quit Claim Deed
related
—
Jan 7, 2015
—
Lisa G|guidace Patricia Dekay
Lico F S & C E Trust
Quit Claim Deed
related
—
Apr 3, 2013
—
Lico F S & C E Family Trust
Swall,scott
Grant Deed
related
—
Nov 27, 2012
$30,000
Bisceglia Family Trust
Swall Living Trust
Grant Deed
—
Feb 7, 2007
$54,500
Lico Frank & C Family Trust
Swall,jeffrey C
Grant Deed
—
Feb 7, 2007
—
Lico Frank & C Family Trust
Lico Frank & C Trust
Quit Claim Deed
related
—
Feb 7, 2007
$27,500
Lico Fred & Laura Family Trust
Swall,jeffrey C
Grant Deed
—
Feb 7, 2007
$14,000
Steven A Lico
Swall,jeffrey C
Grant Deed
—
Sep 21, 1992
—
Fred&laura Lico Trust
Lico,frank S And
Quit Claim 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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