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Property profile & analytics
OFF-MARKET
Estimated value
$4,840,000
Office buildings
10640 Mather Blvd Mather, CA 95655-4188
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2288225
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Construction
CONCRETE
Total area
32,736 SF
Lot
1.97 ac (85,813 SF)
Zoning code
SPA (MFSPA
APN
067-0790-010-0000
UPID
US10-2288225
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
-
Hackard Law Law Firm
-
Klomparens Robin L Law Firm
-
Capital SouthEast Connector JPA Government Office
-
Fennemore WKBKY Law Firm
-
De Leo Mary K Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.76M
Blend (final)
Blend
$4.84M
Owner & transaction history
Schwager Dev LLC · 7 yrs held
Schwager Dev LLC
since 2018
4 recorded transactions
Zoning & alternative use
SPA (MFSPA · Mather, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.6M
+13.2%
Industrial (general)
$6.8M
+1.1%
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 Mather submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mather 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,755,000
Current use
COMMERCIAL (GENERAL)
$7,645,000
Change: +13% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,830,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$4.84M
Range $4.36M – $5.32M · ±10%
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
$148 / 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
$67,358
Tax year 2024
Assessed value
$5,686,955
Assessed 2024
Previous assessed
$5,686,955
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$874,915
Assessed improvement
$4,812,040
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 (MULTI-STORY)
Status
Off-Market
Year built
2006
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
2
Total area
32,736 SF
Lot
1.97 ac (85,813 SF)
Zoning code
SPA (MFSPA
APN
067-0790-010-0000
UPID
US10-2288225
Jurisdiction
SACRAMENTO
Zoning & alternative use
SPA (MFSPA · Mather, CAZoning SPA (MFSPA · permitted uses
SPA (MFSPA · Mather, 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
$6.8M
COMMERCIAL (GENERAL)
Est. value
$7.6M
INDUSTRIAL (GENERAL)
Est. value
$6.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2006
Construction
CONCRETE
Heating
NONE
Stories
2
Buildings
2
Lot
1.97 ac
Current owner
From public records · entity-resolved
Schwager Dev LLC
Entity
Mailing address
198 HILLSDALE AVE, SAN JOSE, CA 95136-1398
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2018
$5,200,000
Schwager Dev LLC
Fox Creek Fund LLC
Grant Deed
—
Jul 14, 2016
—
Fox Creek Fund LLC
—
Deed
related
$2,515,000 · Boston Private Bank & Trust Company
Feb 15, 2008
$275,500
Ctb Ren
Reynen & Bardis
Grant Deed
—
Feb 15, 2008
$5,450,000
Fox Creek Fund LLC
Reynen & Bardis
Grant Deed
—
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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