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Property profile & analytics
OFF-MARKET
Estimated value
$1,285,000
Office buildings
991 Montague Expy Ste 108 Milpitas, CA 95035-6809
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-0880590
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
TILT-UP CONCRETE
Total area
2,756 SF
Lot
0.15 ac (6,711 SF)
Zoning code
M25
APN
086-56-007
UPID
US09-0880590
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.19M
CAP Approach
CAP
$1.59M
Comparable Approach
Comparable
$823k
Blend (final)
Blend
$1.29M
Owner & transaction history
Nishada Realty LLC · 4 yrs held
Nishada Realty LLC
since 2022
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
M25 · Milpitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+10.5%
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
$1,285,000
ML approach
$1,185,000
CAP Approach
CAP Return
Estimation
6%
$1,725,000
6.5%
$1,590,000
7%
$1,475,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,635,000
Current use
RETAIL STORES
$1,805,000
Change: +10% · Conversion: Moderate
Blend value · Realmo final
$1.29M
Range $1.16M – $1.41M · ±10% · vs last sale $1.17M (Mar 22 2022)
Last sale anchor
$1.17M
Mar 22 2022
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
$466 / 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
$14,290
Tax year 2024
Assessed value
$1,217,268
Assessed 2024
Previous assessed
$1,217,268
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$624,240
Assessed improvement
$593,028
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
2,756 SF
Lot
0.15 ac (6,711 SF)
Zoning code
M25
APN
086-56-007
UPID
US09-0880590
Jurisdiction
SANTA CLARA
Zoning & alternative use
M25 · Milpitas, CAZoning M25 · permitted uses
M25 · Milpitas, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING Current
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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Nishada Realty LLC
Entity
Mailing address
991 MONTAGUE EXPY STE #108, MILPITAS, CA 95035-6809
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Mar 22, 2022
$1,170,000
Nishada Realty LLC
Sweet Terra LLC
Grant Deed
$936,000 · Provide INC
Dec 11, 2009
—
Sweet Terra LLC
Chu,jack K
Grant Deed
—
Jan 10, 2006
$506,500
Jack K Chu
Bay Valley Professional Center LLC
Grant Deed
$405,140 · Us 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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