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Property profile & analytics
OFF-MARKET
Estimated value
$1,945,000
Apartment buildings
105 Rule Ct Walnut Creek, CA 94595-1199
Trust Owned
6-yr Hold
Free & Clear
Property ID
US10-2109935
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Total area
11,365 SF
Lot
0.46 ac (20,000 SF)
Zoning code
M-29
APN
185-370-030-8
UPID
US10-2109935
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.95M
Owner & transaction history
Vrionis,m G & M S Living Trust · 6 yrs held
Vrionis,m G & M S Living Trust
since 2020
7 recorded transactions
Zoning & alternative use
M-29 · Walnut Creek, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$171 / 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
$40,491
Tax year 2024
Assessed value
$2,835,651
Assessed 2024
Previous assessed
$2,835,651
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$854,108
Assessed improvement
$1,981,543
Applied tax rate
98.0000
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
1964
Heating
NONE
Stories
1
Units
13
Rooms
13
Total area
11,365 SF
Lot
0.46 ac (20,000 SF)
Zoning code
M-29
APN
185-370-030-8
UPID
US10-2109935
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
M-29 · Walnut Creek, CA
Zoning M-29 · permitted uses
M-29 · Walnut Creek, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Walnut Creek. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1964
Heating
NONE
Stories
1
Units
13
Rooms
13
Lot
0.46 ac
Current owner
From public records · entity-resolved
Vrionis,m G & M S Living Trust
Trust
Free & Clear · 6 yrs held
Mailing address
PO BOX 155, ALAMO, CA 94507-0155
Ownership since
2020
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
May 21, 2020
—
Vrionis,m G & M S Living Trust
Michael G Vrionis
Quit Claim Deed
related
—
Mar 15, 2005
—
Michael G Vrionis
Sherman Tracy A Trust
Grant Deed
$1,350,000 · Citibank West Fsb
Aug 13, 2001
—
Allison Trust
Sherman,allison
Quit Claim Deed
related
—
Apr 21, 2000
—
Sherman Trust
Sherman,tracy A & Courtney L
Quit Claim Deed
related
—
Mar 5, 1998
—
Sherman Trust
Sherman,rbert M
Quit Claim Deed
related
—
Sep 25, 1997
$1,170,000
Robert M Sherman
Mc Donald,lavonne H
Grant Deed
$750,000 · Bank Of America
Jul 9, 1997
$574,000
Lavonne H Mcdonald
Udc Homes INC
Grant Deed
$458,800 · Bank Of Walnut Creek
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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