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Property profile & analytics
OFF-MARKET
Estimated value
$2,625,000
Office buildings
10770 San Pablo Ave El Cerrito, CA 94530-2622
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1833795
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
WOOD FRAME
Total area
6,391 SF
Lot
0.36 ac (15,625 SF)
APN
503-121-014-8
UPID
US09-1833795
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
$2.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.38M
Blend (final)
Blend
$2.63M
Owner & transaction history
Hmc Properties LLC · 5 yrs held
Hmc Properties LLC
since 2021
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+76.8%
Medical building
$2.3M
+46.9%
Commercial (general)
$1.8M
+14.3%
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 El Cerrito submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cerrito 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
$3,155,000
ML approach
$2,805,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,580,000
Current use
RESTAURANT
$2,795,000
Change: +77% · Conversion: Moderate
MEDICAL BUILDING
$2,320,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,805,000
Change: +14% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,730,000
Change: +9% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,650,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$2.63M
Range $2.36M – $2.89M · ±10% · vs last sale $2.40M (Mar 1 2021)
Last sale anchor
$2.40M
Mar 1 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
$411 / 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
$35,420
Tax year 2024
Assessed value
$2,546,898
Assessed 2024
Previous assessed
$2,546,898
+0.0% YoY
Effective rate
1.39%
On assessed value
Assessed land
$1,575,893
Assessed improvement
$971,005
Applied tax rate
3.0000
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
1980
Construction
WOOD FRAME
Heating
NONE
Cooling
YES
Stories
1
Total area
6,391 SF
Lot
0.36 ac (15,625 SF)
APN
503-121-014-8
UPID
US09-1833795
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
OFFICE BUILDING Current
Est. value
$1.6M
RESTAURANT
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1980
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
Hmc Properties LLC
Entity
Mailing address
120 VIA TRIESTE, NEWPORT BEACH, CA 92663-5513
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2024
—
Hmc Properties LLC
—
Deed
related
$1,610,000 · Ftb Enterprises LLC
Mar 1, 2021
$2,400,000
Hmc Properties LLC
Tricomm Building LLC
Grant Deed
$1,560,000 · La Dres LLC
Aug 28, 2020
—
Tricomm Building LLC
Rodney Melgard
Correction Deed
related
—
Dec 18, 2015
$1,750,000
Tricomm Building LLC
Silverman R & K 2000 Trust
Grant Deed
$875,000 · Bank Of The West
Jan 6, 2015
—
Silverman,r J & K F 2000 Trust
10770 San Pablo Investors LLC
Quit Claim Deed
related
—
Nov 19, 2010
—
10770 San Pablo Investors LLC
Megdal Family Trust
Quit Claim Deed
related
—
Jan 16, 2008
—
10770 San Pablo Avenue Invtrs
Silverman,robert J
Quit Claim Deed
related
—
Dec 19, 2003
$690,000
Robert J Silverman
Milgard,rodney
Grant Deed
$500,000 · Rodney Milgard
Dec 19, 2003
—
Robert J Silverman
Silverman,karen
Quit Claim Deed
related
—
Jul 8, 1992
—
Rodney Melgard
Chevron USA
Quit Claim Deed
related
—
May 17, 1985
—
Owner Name Unavailable
—
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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