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Property profile & analytics
OFF-MARKET
Estimated value
$1,480,000
Office buildings
90 Gish Rd San Jose, CA 95112-4806
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1706128
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1965
Total area
4,800 SF
Lot
0.2 ac (8,712 SF)
Zoning code
M1
APN
235-05-004
UPID
US09-1706128
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
-
DCom - Web Design Company San Jose Tech Support Center IT Consulting Firm
-
HARTIN METALS INDIA PVT LTD (Bike/Boat/Book/etc) Store Corporate Office
-
Yenenneh Tax & Accounting Tax Preparation
-
AKT Coffee Importers Cafe & Coffee Shop
-
Epic staffing solutions Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.04M
Blend (final)
Blend
$1.48M
Owner & transaction history
Milpitas Vistas LLC · 15 yrs held
Milpitas Vistas LLC
since 2010
5 recorded transactions
Zoning & alternative use
M1 · San Jose, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.2M
+42.1%
Retail stores
$1.8M
+14.6%
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 San Jose submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Jose 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
OFFICE BUILDING
$1,545,000
Current use
WAREHOUSE, STORAGE
$2,195,000
Change: +42% · Conversion: Difficult
RETAIL STORES
$1,770,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$1.48M
Range $1.33M – $1.63M · ±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
$308 / 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
$21,385
Tax year 2024
Assessed value
$1,706,342
Assessed 2024
Previous assessed
$1,706,342
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$546,379
Assessed improvement
$1,159,963
Applied tax rate
17.0000
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
1965
Heating
NONE
Stories
2
Total area
4,800 SF
Lot
0.2 ac (8,712 SF)
Zoning code
M1
APN
235-05-004
UPID
US09-1706128
Jurisdiction
SANTA CLARA
Zoning & alternative use
M1 · San Jose, CA
Zoning M1 · permitted uses
M1 · San Jose, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Jose. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$2.2M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
RETAIL STORES
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
Heating
NONE
Stories
2
Lot
0.2 ac
Current owner
From public records · entity-resolved
Milpitas Vistas LLC
Entity
Mailing address
1355 N 4TH ST, SAN JOSE, CA 95112-4714
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2010
$4,500,000
Milpitas Vistas LLC
Chan,anita
Grant Deed
$4,036,000 · Anita Chan
May 31, 2007
—
Michael E Myers
Myers,elizabeth K
Quit Claim Deed
related
—
May 10, 2007
—
Anita Chan
Rosemary & Gish Properties LLC
Grant Deed
—
Jul 12, 2004
—
Pacific San Jose LP
—
Deed Of Trust
related
$9,037,500 · First National Bank Arizona
—
—
Milpitas Vistas LLC
—
Deed Of Trust
related
$2,100,000 · Pacific Rh LLC
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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