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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Retail space
1191 Mnr Blvd San Leandro, CA 94579-1666
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7755933
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
WOOD
Total area
4,559 SF
Lot
0.33 ac (14,300 SF)
APN
80H-1535-11-3
UPID
US09-7755933
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
-
Litvinchuk Real Estate Real Estate Agency
-
Claudia’s Coiffeur Le’ Petite Pet Grooming Service
-
Cherie's Salon Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$561k
Blend (final)
Blend
$705k
Owner & transaction history
Paul Litvinchuk · 5 yrs held
Paul Litvinchuk
since 2020
7 recorded transactions
Zoning & alternative use
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 San Leandro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Leandro 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
RETAIL STORES
$1,160,000
Current use
WAREHOUSE, STORAGE
$1,040,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$155 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$10,487
Tax year 2023
Assessed value
$873,351
Assessed 2024
Previous assessed
$856,228
+2.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$224,908
Assessed improvement
$648,443
Applied tax rate
10.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Buildings
1
Stories
1
Units
4
Bathrooms
4
Total area
4,559 SF
Lot
0.33 ac (14,300 SF)
APN
80H-1535-11-3
UPID
US09-7755933
Jurisdiction
ALAMEDA
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
RETAIL STORES Current
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.0M
RETAIL STORES Current
WAREHOUSE, STORAGE
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
1990
Construction
WOOD
Heating
NONE
Stories
1
Buildings
1
Units
4
Bathrooms
4
Lot
0.33 ac
Current owner
From public records · entity-resolved
Paul Litvinchuk
Individual
Mailing address
1355 22ND AVE, SAN FRANCISCO, CA 94122-1603
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Jul 1, 2021
—
Alan Man Wong
—
Deed
related
$700,000 · Bank Of The Orient
Dec 8, 2020
$440,000
Paul Litvinchuk
Montelindo Maria C Trust
Grant Deed
—
Sep 30, 1996
—
Alan M Wong
Wong,alan M & Jenny
Quit Claim Deed
related
$400,000 · Bank Of The Orient
Oct 27, 1992
—
Fillmore&barbara Marks Trust
Marks,f.&b.
Quit Claim Deed
related
—
—
—
Wong Alan M & Liang S Trust
—
Deed Of Trust
related
$900,000 · Bank Of The Orient
—
—
Wong
—
Deed Of Trust
related
$450,000 · Bank Of The Orient
—
—
Alan M Wong
—
Deed Of Trust
related
$180,000 · Individual
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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