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Property profile & analytics
OFF-MARKET
Estimated value
$39,005,000
Apartment buildings
1011 Ygnacio Vly Rd Walnut Creek, CA 94598-1868
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2516088
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Total area
56,071 SF
Lot
2.43 ac (105,700 SF)
APN
179-010-015-8
UPID
US09-2516088
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
-
Reserve at Walnut Creek Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$37.60M
Blend (final)
Blend
$39.01M
Owner & transaction history
Prime Reserve Creek LLC · 4 yrs held
Prime Reserve Creek LLC
since 2021
Last sale
$40.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$51.9M
+104.2%
Retail stores
$30.2M
+18.8%
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 Walnut Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Walnut Creek 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
$37,425,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$25,405,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$51,885,000
Change: +104% · Conversion: Difficult
RETAIL STORES
$30,165,000
Change: +19% · Conversion: Difficult
RESTAURANT
$24,520,000
Change: -3% · Conversion: Difficult
OFFICE BUILDING
$24,275,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$39.01M
Range $35.10M – $42.91M · ±10% · vs last sale $40.50M (Oct 22 2021)
Last sale anchor
$40.50M
Oct 22 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
$696 / 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
$396,865
Tax year 2024
Assessed value
$31,346,833
Assessed 2024
Previous assessed
$31,346,833
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$15,606,000
Assessed improvement
$15,740,833
Applied tax rate
9.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1962
Heating
NONE
Buildings
9
Stories
1
Units
75
Rooms
75
Total area
56,071 SF
Lot
2.43 ac (105,700 SF)
APN
179-010-015-8
UPID
US09-2516088
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$25.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$51.9M
RETAIL STORES
Est. value
$30.2M
RESTAURANT
Est. value
$24.5M
OFFICE BUILDING
Est. value
$24.3M
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
RESTAURANT
OFFICE BUILDING
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
1962
Heating
NONE
Stories
1
Buildings
9
Units
75
Rooms
75
Lot
2.43 ac
Current owner
From public records · entity-resolved
Prime Reserve Creek LLC
Entity
Free & Clear · 4 yrs held
Mailing address
600 MONTGOMERY ST STE #1700, SAN FRANCISCO, CA 94111-2719
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2021
$40,500,000
Prime Reserve Creek LLC
Dp Reserve Wc LP
Grant Deed
—
Oct 1, 2019
—
Dp Reserve Wc LP
Mission Foothill Associates LP
Grant Deed
$24,650,000 · Wells Fargo Bank NA
Apr 16, 2015
$1,929,500
Mission Foothill Associates LP
Decron Cypress Creek Investors
Grant Deed
—
Jan 21, 2015
$24,000,000
Mission Foothill Associates LP
Cypress Creek Apartments LLC
Grant Deed
$20,100,000 · Wells Fargo Bank NA
Dec 21, 2012
—
Cypress Creek Apartments LLC
Baap Ygnacio LLC
Grant Deed
$11,660,000 · Arbor Commercial Funding LLC
Dec 22, 2009
—
Baap Ygnacio LLC
—
Deed Of Trust
related
$12,879,259 · Wachovia Cre Cdo 2006-1 Ltd
Oct 13, 2009
—
Baap Ygnacio LLC
—
Deed Of Trust
related
$13,178,095 · Wachovia Cre Cdo 2006-1 Ltd
Sep 11, 2009
—
Baap Ygnacio LLC
—
Deed Of Trust
related
$13,178,095 · Wachovia Cre Cdo 2006-1 Ltd
Aug 31, 2006
—
Friedkin Properties Co
Friedkin-becker Western
Quit Claim Deed
$13,178,095 · Wachovia Bank NA
Feb 18, 1994
—
General Western Monticello Co
Web Svc Co
Quit Claim Deed
related
$3,388,000 · American Savings Bank
Aug 8, 1975
$460,000
General Western Monticello Co Trust
—
Grant Deed
related
—
—
—
General Western Monticelio Co
—
Deed Of Trust
related
$650,000 · St Paul Fsb
Dec 19, 1969
—
—
—
Grant 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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