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Property profile & analytics
OFF-MARKET
Estimated value
$1,950,000
Office buildings
165 Arch St, Redwood City, CA 94062-1303
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3025028
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1922
Total area
1,580 SF
Lot
0.22 ac (9,750 SF)
APN
052-191-160
UPID
US10-3025028
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
-
Natalie R. Brasher, MA Physician
-
Tara Currie-Martinez, Licensed Clinical Social Worker Psychotherapist
-
Susan L. Dennis, MFT Marriage Or Relationship Counselor
-
Michael I. Winston, LMFT Marriage Or Relationship Counselor
-
Victoria A. Hoobyar, MS Marriage Or Relationship Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.95M
Owner & transaction history
One Life Counselling Ctr Non Profit · 2 yrs held
One Life Counselling Ctr Non Profit
since 2024
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Redwood City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redwood City 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
$1,950,000
ML approach
$1,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.95M
Range $1.76M – $2.15M · ±10% · vs last sale $1.95M (May 15 2024)
Last sale anchor
$1.95M
May 15 2024
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
$1,234 / 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
$13,379
Tax year 2024
Assessed value
$1,093,328
Assessed 2024
Previous assessed
$1,093,328
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$546,664
Assessed improvement
$546,664
Applied tax rate
9.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1922
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Rooms
5
Bathrooms
1
Total area
1,580 SF
Lot
0.22 ac (9,750 SF)
APN
052-191-160
UPID
US10-3025028
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, 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
Building & site characteristics
From public records
Year built
1922
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
One Life Counselling Ctr Non Profit
Individual
Mailing address
1303 SAN CARLOS AVE, SAN CARLOS, CA 94070-2317
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 15, 2024
$1,950,000
One Life Counselling Ctr Non Profit
Dunham Trust Company
Grant Deed
—
Apr 19, 2024
—
Dunham Trust Company
Steven M Grabianowski
Intrafamily Transfer
related
—
Mar 19, 2018
—
Steven Michael Grabianowski
—
Deed
related
$645,000 · Polam FCU
Aug 20, 2007
—
Grabianowski Trust
Grabianowski,steven M & Patricia A
Quit Claim Deed
related
—
Jun 27, 2003
$770,000
Steven M Grabianowski
Joy,tr
Grant Deed
$577,500 · Bank Of America
Dec 22, 1998
—
Joy Trust
Joy,robin & Pamela
Quit Claim Deed
related
—
Mar 20, 1998
$353,500
Robin Joy
Mcsweeney,sally A
Grant Deed
$282,800 · Washington Mutual Fsb
Jul 14, 1995
$220,000
Sally A Mcsweeney
Isaac Trust
Grant Deed
$180,000 · Seller
May 25, 1995
—
Isaac Trust
Isaac,john W
Quit Claim Deed
related
—
Apr 22, 1994
—
John W Isaac
Isaac Trust
Quit Claim Deed
related
—
—
—
Joy Trust
—
Deed Of Trust
related
$275,000 · Washington Mutual Fsb
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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