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Property profile & analytics
OFF-MARKET
Estimated value
$10,600,000
Office buildings
1355 Willow Way Concord, CA 94520-5723
Individually Owned
6-yr Hold
Free & Clear
Property ID
US09-2715692
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
83,385 SF
Lot
4.89 ac (213,183 SF)
Zoning code
PD
APN
126-521-004-5
UPID
US09-2715692
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
-
Land Home Insurance Services Insurance Agency
-
builderconnect Construction Company
-
Mullin Law Firm Law Firm
-
Dunford Law Group, LLP Law Firm Child Welfare Organization
-
Kroeger Arthur M Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.60M
Owner & transaction history
Pacific Svc Cu · 6 yrs held
Pacific Svc Cu
since 2019
6 recorded transactions
Zoning & alternative use
PD · Concord, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Planned District
General category
PLANNED_DEVELOPMENT
Zone area
1,479.69 ac
Source
Realmo
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 Concord submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Concord 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%
$14,010,000
6.5%
$12,930,000
7%
$12,005,000
Blend value · Realmo final
$10.60M
Range $9.54M – $11.66M · ±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
$127 / 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
$160,139
Tax year 2024
Assessed value
$13,368,950
Assessed 2024
Previous assessed
$13,368,950
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,922,400
Assessed improvement
$10,446,550
Applied tax rate
2.0000
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
Heating
NONE
Stories
1
Units
23
Rooms
23
Total area
83,385 SF
Lot
4.89 ac (213,183 SF)
Zoning code
PD
APN
126-521-004-5
UPID
US09-2715692
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
PD · Concord, CAZoning PD · permitted uses
PD · Concord, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Planned District
General category
PLANNED_DEVELOPMENT
Zone area
1,479.69 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Stories
1
Units
23
Rooms
23
Lot
4.89 ac
Current owner
From public records · entity-resolved
Pacific Svc Cu
Individual
Free & Clear · 6 yrs held
Mailing address
PO BOX 8191, WALNUT CREEK, CA 94596-8191
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2019
$17,500,000
Pacific Svc Cu
Wpg Willows LLC
Grant Deed
—
Oct 16, 2018
—
384 Willows LLC
Gsr Willows LLC
Quit Claim Deed
—
Mar 24, 2016
$8,550,000
Wpg Willows LLC
Contra Costa County Employees Retir
Grant Deed
$7,400,000 · Umpqua Bank
Jun 7, 1984
—
Ccc Employees Retirement Assn
—
Grant Deed
related
—
Nov 15, 1979
—
Owner Name Unavailable
—
Grant Deed
related
—
—
—
Anden Group LP
—
Deed Of Trust
related
$8,000 · Chase Manhattan Personal Fin'l
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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