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1165 Arnold Dr, Martinez, CA 94553
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Property summary
AI-generated overview
This multi-tenant retail and automotive shopping center contains multiple commercial spaces anchored by Ross Dress for Less and O’Reilly Auto Parts. The center includes a former Rite Aid space that was converted to Ross’s corporate prototype, with interior improvements consistent with that tenant’s requirements, and it has benefited from substantial building reinvestment by O’Reilly, including improvements made in 2020. The property is located just off Highway 4 near the Morello Avenue exit, providing access for commuter traffic traveling between Interstate 680 and the East Bay. The tenancy is arranged to support both discount retail apparel and automotive supply uses through a mix of established operators, with a lease structure intended to limit landlord involvement via passive lease setup.
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1984
Total area
30,944 SF
Lot
1.1 ac (48,003 SF)
Zoning code
RB
APN
377-111-018-0
UPID
US09-2601475
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Pharmacy
-
Bank Credit Union
-
Postal Service Courier Service
-
(Bike/Boat/Book/etc) Store
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.70M
CAP Approach
CAP
$8.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.40M
Owner & transaction history
since 2026
7 recorded transactions
Zoning & alternative use
RB · Martinez, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.40M
Value range
$8.46M – $10.34M
±10% around blend
Estimated value / SF
$304 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
Income certainty
100
$8.46M
blend $9.40M
$10.34M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
30,944 SF
Lot area
1.1 ac
Year built
1984
Stories
1
APN
377-111-018-0
Zoning
RB
Assessed value
$9,935,820
Annual tax
$67,752
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.51M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$9.22M
@ 6.5% CAP return
$8.51M
@ 7% CAP return
$7.90M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$67,752
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.40M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 77 sales
$925
-67%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $304/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
5.90%
Selected cap rate for this super regional malls
Derived from the Martinez market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.90%
9.0%
NOI (est.)
$742k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$12.58M
Move the market yield to see immediate price impact.
Value / SF
$407
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.40%5.90%6.40%
$668k
$12.37M
$11.32M
$10.44M
$742k
$13.75M
$12.58M
$11.60M
$817k
$15.12M
$13.84M
$12.76M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$67,752
Tax year 2024
Assessed value
$9,935,820
Assessed 2024
Previous assessed
$9,935,820
+0.0% YoY
Effective rate
0.68%
On assessed value
Assessed land
$4,161,600
Assessed improvement
$5,774,220
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Sale
Year built
1984
Heating
NONE
Stories
1
Total area
30,944 SF
Lot
1.1 ac (48,003 SF)
Zoning code
RB
APN
377-111-018-0
UPID
US09-2601475
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
RB · Martinez, CAZoning RB · permitted uses
RB · Martinez, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Stories
1
Lot
1.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RB
Jurisdiction
Martinez, CA
Recorded code
RB
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RB in Martinez, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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