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Property profile & analytics
OFF-MARKET
Estimated value
$1,905,000
Retail space
1270 Leland Rd Pittsburg, CA 94565-5347
Trust Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2895473
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Total area
10,150 SF
Lot
0.85 ac (37,157 SF)
APN
088-161-032-3
UPID
US09-2895473
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
$2.10M
Blend (final)
Blend
$1.91M
Owner & transaction history
Masoudi Trust · 7 yrs held
Masoudi Trust
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.7M
+90.6%
Apartment house (5+ units)
$2.4M
+72.5%
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 Pittsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pittsburg 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
$1,410,000
Current use
AUTO REPAIR, GARAGE
$2,690,000
Change: +91% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,435,000
Change: +72% · Conversion: Difficult
Blend value · Realmo final
$1.91M
Range $1.71M – $2.10M · ±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
$188 / 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
$39,800
Tax year 2024
Assessed value
$2,800,000
Assessed 2024
Previous assessed
$2,800,000
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,174,000
Assessed improvement
$1,626,000
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2007
Heating
NONE
Stories
1
Units
5
Rooms
5
Total area
10,150 SF
Lot
0.85 ac (37,157 SF)
APN
088-161-032-3
UPID
US09-2895473
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
RETAIL STORES Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2007
Heating
NONE
Stories
1
Units
5
Rooms
5
Lot
0.85 ac
Current owner
From public records · entity-resolved
Masoudi Trust
Trust
Mailing address
2533 ROUNDHILL DR, ALAMO, CA 94507-2220
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2019
—
Masoudi Trust
Masoudi,keyvan
Quit Claim Deed
related
—
Jul 30, 2014
—
Yasaman Sani
Masoudi,keyvan
Quit Claim Deed
related
$2,000,000 · Bank Of America
May 10, 2007
—
Keyvan Masoudi
—
Trustees Deed
related
$3,000,000 · Mount Diablo National Bank
Mar 30, 2004
—
Keyvan Masoudi
Uecker & Associates INC
Grant Deed
$272,787 · Uecker & Associates INC
Nov 21, 1983
—
Owner Name Unavailable
—
Grant Deed
related
—
—
—
Keyvan Masoudi
—
Deed Of Trust
related
$272,500 · Mount Diablo National Bank
—
—
Keyvan Masoudi
—
Deed Of Trust
related
$7,500 · Mount Diablo National Bank
—
—
Keyvan Masoudi
—
Deed Of Trust
related
$3,000,000 · Wells Fargo Bank
—
—
Keyvan Masoudi
—
Deed Of Trust
related
$10,000 · Mount Diablo National Bank
—
—
Keyvan Masoudi
—
Deed Of Trust
related
$3,284,170 · Wells Fargo Bank
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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