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Property profile & analytics
OFF-MARKET
Estimated value
$1,340,000
Office buildings
991 Montague Expy Ste 111, Milpitas, CA 95035-6809
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1198922
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
TILT-UP CONCRETE
Total area
2,524 SF
Lot
0.14 ac (6,147 SF)
Zoning code
M25
APN
086-56-010
UPID
US09-1198922
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
$1.38M
CAP Approach
CAP
$1.46M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.34M
Owner & transaction history
Vincent Liang · 4 yrs held
Vincent Liang
since 2021
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
M25 · Milpitas, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.7M
+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
$1,335,000
ML approach
$1,375,000
CAP Approach
CAP Return
Estimation
6%
$1,580,000
6.5%
$1,455,000
7%
$1,355,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,500,000
Current use
RETAIL STORES
$1,655,000
Change: +10% · Conversion: Moderate
Blend value · Realmo final
$1.34M
Range $1.21M – $1.47M · ±10% · vs last sale $1.33M (Oct 8 2021)
Last sale anchor
$1.33M
Oct 8 2021
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
$531 / 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
$16,129
Tax year 2024
Assessed value
$1,378,530
Assessed 2024
Previous assessed
$1,378,530
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$572,220
Assessed improvement
$806,310
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
2,524 SF
Lot
0.14 ac (6,147 SF)
Zoning code
M25
APN
086-56-010
UPID
US09-1198922
Jurisdiction
SANTA CLARA
Zoning & alternative use
M25 · Milpitas, CA
Zoning M25 · permitted uses
M25 · 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
OFFICE BUILDING Current
Est. value
$1.5M
RETAIL STORES
Est. value
$1.7M
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
0.14 ac
Current owner
From public records · entity-resolved
Vincent Liang
Individual
Mailing address
991 MONTAGUE EXPY STE #111, MILPITAS, CA 95035-6809
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2021
$1,325,000
Vincent Liang
Sophie Kieu Lien Dao
Grant Deed
$1,060,000 · Jpmorgan Chase Bank NA
Oct 8, 2021
—
Vincent Liang
Nhung Khuu
Intrafamily Transfer
related
—
Oct 25, 2019
—
Dao,sophie K Living Trust
Sophie K Dao
Quit Claim Deed
related
—
Sep 11, 2015
—
Hoang H Vu
Vu/dao Living Trust
Quit Claim Deed
related
—
Aug 7, 2015
—
Sophie K Dao-an
Vu/dao Living Trust
Quit Claim Deed
—
May 28, 2015
—
Sophie K Dao
Vu,hoang H
Quit Claim Deed
related
—
Dec 27, 2005
$634,000
Vu Of Dao Trust
Bay Valley Prof Ctr LLC
Grant Deed
—
—
—
Vu Of Dao Living Trust
—
Deed Of Trust
related
$300,000 · Sunpointe Investment 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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