202 W Alma Ave presents a rare opportunity to acquire a strategically positioned vacant commercial land parcel at one of South San Jose's highest-traffic signalized intersections — the corner of Almaden Road and W Alma Avenue. The site carries a CoStar Location Score of 99 (Best Location), reflecting its exceptional retail visibility, accessibility, and surrounding consumer density. Zoning & Entitlements The parcel is zoned C1 — Neighborhood Commercial with a General Plan designation of NCC (Neighborhood/Community Commercial), permitting a broad range of uses by right including retail, food service, restaurant, medical/dental office, personal services, and mixed-use development. The site is further designated within the Tamien Station Specific Plan Area — a City of San Jose transit-oriented development overlay supporting higher density and increased FAR, aligned with the City's General Plan 2040 growth strategy and its continued investment in the Caltrain/VTA light rail corridor. Development Plans on File A significant differentiator for this offering is the availability of previously submitted architectural and engineering plans for a 2-story, 3,298 SF commercial building known as "Alma Center," designed by Achievement Engineering Corp. and filed with the City of San Jose in 2014. The ground floor includes 1,700 SF of retail space and the second floor includes 1,598 SF of office space, with a 21-foot building height and Type V-B construction. The permit application was filed but never pulled, and would require resubmission; however, the complete engineering package is available to the buyer, providing a proven development blueprint that materially reduces pre-development cost, design risk, and timeline. Site Details APN: 434-22-003 Lot Size: 4,680 SF (0.107 AC) — per architectural site plan Current Condition: Vacant, cleared — no demolition costs Traffic: 23,034 CPD on Almaden Rd | 15,615–20,682 CPD on W Alma Ave (2026) Assemblage Opportunity 202 W Alma Ave is immediately adjacent to Alma Plaza (226 W Alma Ave, APN 434-22-002), a 5-unit, 100% leased NNN retail strip center. Combined, the two parcels total approximately 0.76 AC at this signalized corner, creating a compelling redevelopment site for a mixed-use, transit-oriented, or larger retail project. Assemblage premiums are well-documented in infill urban markets where combined parcels unlock development options unavailable on individual sites. Market Context The Tamien Station TOD area is actively developing — VTA and UrbanCo-Tamien LLC are currently delivering 477 residential units on 6.96 acres adjacent to the Tamien Caltrain and VTA light rail station, with Phase 1 (135 affordable units) already complete and Phase 2 commencing Fall 2026. This corridor is in the direct path of city-directed investment and entitlement support. Offered By: MNM Realty Group | Real Estate · Investments · Consulting Asking Price: $800,000 | $171/SF