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Property profile & analytics
OFF-MARKET
Estimated value
$2,025,000
Retail space
1434 Macdonald Ave Richmond, CA 94801-3237
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4889207
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1949
Total area
5,050 SF
Lot
0.13 ac (5,625 SF)
APN
540-140-005-5
UPID
US09-4889207
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
$2.02M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.03M
Owner & transaction history
Rich City · 2 yrs held
Rich City
since 2023
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+152.7%
Medical building
$1.8M
+109.9%
Commercial (general)
$1.4M
+63.4%
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 Richmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Richmond 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
$1,935,000
ML approach
$2,015,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,210,000
Change: +153% · Conversion: Easy
MEDICAL BUILDING
$1,835,000
Change: +110% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,430,000
Change: +63% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,305,000
Change: +49% · Conversion: Difficult
OFFICE BUILDING
$1,250,000
Change: +43% · Conversion: Easy
Blend value · Realmo final
$2.03M
Range $1.82M – $2.23M · ±10% · vs last sale $2.08M (Oct 31 2023)
Last sale anchor
$2.08M
Oct 31 2023
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
$401 / 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
$28,484
Tax year 2024
Assessed value
$1,775,000
Assessed 2024
Previous assessed
$1,775,000
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$160,000
Assessed improvement
$1,615,000
Applied tax rate
8.0000
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
1949
Heating
NONE
Stories
1
Total area
5,050 SF
Lot
0.13 ac (5,625 SF)
APN
540-140-005-5
UPID
US09-4889207
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
RESTAURANT
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1949
Heating
NONE
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Rich City
Entity
Mailing address
1500 MACDONALD AVEC, RICHMOND, CA 94801-3239
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2023
$2,075,500
Rich City
Urban Tilth
Grant Deed
$2,075,366 · Urban Tilth
Jul 14, 2023
$4,350,000
Urban Tilth
Charles A Patterson
Grant Deed
—
Jan 5, 2016
$390,000
Charles A Patterson
Lakeside Mtg Fund LLC
Grant Deed
$234,000 · Rubicon Mortgage Fund LLC
Jul 13, 2010
$578,222
Lakeside Mtg Fund LLC
Fidelity National Title Co
Trustees Deed
related
—
Aug 16, 2002
—
Casey W Jones
Jones,casey W
Quit Claim Deed
related
$153,000 · Ssdr Investment
Dec 29, 1995
$150,000
Casey W Jones
Hilltop Community Church
Grant Deed
$105,000 · Seller
—
—
Casey W Jones
—
Deed Of Trust
related
$570,000 · Lakeside Mortgage Fund LLC
—
—
Casey W Jones
—
Deed Of Trust
related
$140,150 · Tdg Investments LLC
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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