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Property profile & analytics
OFF-MARKET
Estimated value
$18,060,000
Apartment buildings
1460 Contra Costa Blvd Pleasant Hill, CA 94523-2461
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-5281516
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Total area
40,780 SF
Lot
1.34 ac (58,501 SF)
APN
127-050-070-3
UPID
US09-5281516
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
$17.05M
Blend (final)
Blend
$18.06M
Owner & transaction history
The Post Preservation LP · 4 yrs held
The Post Preservation LP
since 2022
Last sale
$23.3M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.8M
+49.3%
Medical building
$14.8M
+24.0%
Commercial (general)
$14.2M
+18.8%
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 Pleasant Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant Hill 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
$24,400,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$11,945,000
Current use
RESTAURANT
$17,835,000
Change: +49% · Conversion: Difficult
MEDICAL BUILDING
$14,810,000
Change: +24% · Conversion: Moderate
COMMERCIAL (GENERAL)
$14,195,000
Change: +19% · Conversion: Moderate
OFFICE BUILDING
$13,605,000
Change: +14% · Conversion: Moderate
Blend value · Realmo final
$18.06M
Range $16.25M – $19.87M · ±10% · vs last sale $23.30M (May 25 2022)
Last sale anchor
$23.30M
May 25 2022
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
$443 / 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
$82,870
Tax year 2024
Assessed value
$24,111,000
Assessed 2024
Previous assessed
$24,111,000
+0.0% YoY
Effective rate
0.34%
On assessed value
Assessed land
$7,959,060
Assessed improvement
$16,151,940
Applied tax rate
12.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1960
Heating
NONE
Stories
1
Units
71
Rooms
71
Total area
40,780 SF
Lot
1.34 ac (58,501 SF)
APN
127-050-070-3
UPID
US09-5281516
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$11.9M
RESTAURANT
Est. value
$17.8M
MEDICAL BUILDING
Est. value
$14.8M
COMMERCIAL (GENERAL)
Est. value
$14.2M
OFFICE BUILDING
Est. value
$13.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1960
Heating
NONE
Stories
1
Units
71
Rooms
71
Lot
1.34 ac
Current owner
From public records · entity-resolved
The Post Preservation LP
Entity
Mailing address
1990 N CALIFORNIA BLVD STE #800, WALNUT CREEK, CA 94596-7261
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2022
$23,300,000
The Post Preservation LP
Creekside Investors 1 Pleasant Hill
Grant Deed
$14,564,000 · Jill Real Estate Capital LLC
Nov 4, 2019
—
Invtrs 1 Pleasant Hi Creekside
—
Grant Deed
related
$13,101,000 · Holliday Fenoglio Fowler
Nov 1, 2019
—
Interpacific Mgmt Grp Pleasant
Interpacific Mgmt Grp LLC
Quit Claim Deed
—
Nov 9, 2016
$21,000,000
Mill Villa Investors LP
1460 Contra Costa Blvd 2013 LLC
Grant Deed
$11,800,000 · Banc Of California NA
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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