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Property profile & analytics
OFF-MARKET
Estimated value
$5,975,000
Retail space
15070 Hesperian Blvd San Leandro, CA 94578-3546
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9153340
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Construction
WOOD
Total area
15,055 SF
Lot
1.97 ac (85,996 SF)
APN
77D-1495-20-1
UPID
US09-9153340
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
-
Neishi John M OD Physician
-
Yukako Akera, OD Physician
-
Early Start Music - Music Together Vocational School Training Center
-
PEL Learning Center - San Leandro Training Center Tutoring Service
-
John Minoru Neishi Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.58M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.08M
Blend (final)
Blend
$5.98M
Owner & transaction history
Joe S Pho INC · 4 yrs held
Joe S Pho INC
since 2022
Last sale
$6.5M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.6M
+108.0%
Neighborhood: shopping center
$6.4M
+75.6%
Medical building
$6.0M
+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 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
$6,230,000
ML approach
$5,575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,645,000
Current use
RESTAURANT
$7,580,000
Change: +108% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,395,000
Change: +76% · Conversion: Moderate
MEDICAL BUILDING
$5,950,000
Change: +63% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,975,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$4,645,000
Change: +27% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,555,000
Change: +25% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,745,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$5.98M
Range $5.38M – $6.57M · ±10% · vs last sale $6.50M (Apr 25 2022)
Last sale anchor
$6.50M
Apr 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
$397 / 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
$84,006
Tax year 2023
Assessed value
$6,762,600
Assessed 2024
Previous assessed
$6,630,000
+2.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$3,589,380
Assessed improvement
$3,173,220
Applied tax rate
10.0000
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
1990
Construction
WOOD
Heating
NONE
Buildings
1
Stories
1
Units
8
Bathrooms
4
Total area
15,055 SF
Lot
1.97 ac (85,996 SF)
APN
77D-1495-20-1
UPID
US09-9153340
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
$3.6M
RESTAURANT
Est. value
$7.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.4M
MEDICAL BUILDING
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.0M
OFFICE BUILDING
Est. value
$4.6M
COMMERCIAL (GENERAL)
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1990
Construction
WOOD
Heating
NONE
Stories
1
Buildings
1
Units
8
Bathrooms
4
Lot
1.97 ac
Current owner
From public records · entity-resolved
Joe S Pho INC
Entity
Mailing address
1301 MARINA VLG PKWY STE #240, ALAMEDA, CA 94501-1049
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
Apr 25, 2022
—
Joe S Pho INC
Thi Hue Nguyen Tram
Lease
$2,672,000 · The Mortgage Capital Development Corp
Apr 25, 2022
$6,500,000
Thi Hue Nguyen Tram
Susan S Hultgren
Deed
$3,250,000 · Fremont Bank
Feb 15, 2001
—
Sutter Trust
Sutter,john H
Quit Claim Deed
related
—
Sep 24, 1998
$2,300,000
John H Sutter
C E John Company INC
Grant Deed
$650,000 · C E John Company INC
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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