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Property profile & analytics
OFF-MARKET
Estimated value
$172,155,000
Life science properties
951 Sandisk Dr Milpitas, CA 95035-7933
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1219001
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1992
Construction
TILT-UP CONCRETE
Total area
172,103 SF
Lot
11.33 ac (493,534 SF)
Zoning code
I
APN
083-03-006
UPID
US09-1219001
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
-
Western Digital - Milpitas Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$117.43M
Blend (final)
Blend
$172.16M
Owner & transaction history
Western Digital Technologies INC · 2 yrs held
Western Digital Technologies INC
since 2023
Last sale
$192.5M
7 recorded transactions
Zoning & alternative use
I · Milpitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$176.9M
+79.9%
Retail stores
$112.8M
+14.8%
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 Milpitas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Milpitas 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
$186,285,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$176,870,000
Change: +80% · Conversion: Difficult
RETAIL STORES
$112,835,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$172.16M
Range $154.94M – $189.37M · ±10% · vs last sale $192.45M (Sep 6 2023)
Last sale anchor
$192.45M
Sep 6 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
$1,000 / 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
$675,207
Tax year 2024
Assessed value
$58,078,000
Assessed 2024
Previous assessed
$58,078,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$34,500,000
Assessed improvement
$23,578,000
Applied tax rate
12.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
172,103 SF
Lot
11.33 ac (493,534 SF)
Zoning code
I
APN
083-03-006
UPID
US09-1219001
Jurisdiction
SANTA CLARA
Zoning & alternative use
I · Milpitas, CA
Zoning I · permitted uses
I · Milpitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Milpitas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$176.9M
RETAIL STORES
Est. value
$112.8M
NEIGHBORHOOD: SHOPPING CENTER
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
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
11.33 ac
Current owner
From public records · entity-resolved
Western Digital Technologies INC
Entity
Mailing address
30 N LA SALLE ST STE #4140, CHICAGO, IL 60602-2900
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2024
—
Wdmica001 LP
—
Deed
related
$126,000,000 · Ubs Ag Tampa Branch
Sep 6, 2023
—
Western Digital Technologies INC
Wdmicaoo1 LP
Lease
—
Sep 6, 2023
$192,450,000
Wdmica001 LP
Sandbox Expansion LLC
Grant Deed
$125,092,500 · Ubs Ag Tampa Branch
Feb 2, 2012
$87,500,000
Sandbox Expansion LLC
Silicon Valley Ca-1 LLC
Grant Deed
—
Apr 26, 2006
—
Silicon Valley Ca-i LLC
Peery Richard T Trust
Grant Deed
—
Jul 28, 1995
—
Arrillaga Trust
Arrillalga,john
Quit Claim Deed
related
—
Jul 27, 1995
—
John Arrillaga
Arrillaga Trust
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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