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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Commercial real estate
18 Greenbrae Boardwalk, Greenbrae, CA 94904-2463
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-0053815
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1940
Total area
2,511 SF
Lot
0.42 ac (18,450 SF)
APN
023-012-17
UPID
US09-0053815
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
$730k
CAP Approach
CAP
$780k
Comparable Approach
Comparable
$788k
Blend (final)
Blend
$790k
Owner & transaction history
Fred J Dwyer · 1 yrs held
Fred J Dwyer
since 2025
Last sale
$850,000
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 Greenbrae submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Greenbrae 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
$755,000
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
$845,000
6.5%
$780,000
7%
$725,000
Blend value · Realmo final
$790k
Range $711k – $869k · ±10% · vs last sale $850k (Dec 18 2020)
Last sale anchor
$850k
Dec 18 2020
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
$315 / 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
$13,993
Tax year 2024
Assessed value
$902,020
Assessed 2024
Previous assessed
$902,020
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$827,736
Assessed improvement
$74,284
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1940
Heating
NONE
Total area
2,511 SF
Lot
0.42 ac (18,450 SF)
APN
023-012-17
UPID
US09-0053815
Jurisdiction
MARIN
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
1940
Heating
NONE
Lot
0.42 ac
Current owner
From public records · entity-resolved
Fred J Dwyer
Individual
Free & Clear · 1 yrs held
Mailing address
18 GREENBRAE BOARDWALK, GREENBRAE, CA 94904-2463
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2025
—
Fred J Dwyer
Fred J Dwyer
Deed
related
—
Dec 18, 2020
$850,000
Fred J Dwyer
Robert E Crossley
Grant Deed
$475,000 · Janet L & Robert E Crossley
Jan 3, 2013
—
Robert E Crossley
Crossley Lura H Trust
Quit Claim Deed
related
—
Dec 10, 2003
$272,500
Crossley,tr
Crossley,lura H
Grant Deed
related
—
Dec 8, 2003
$175,000
Lura H Crossley
Crossley,tr
Grant Deed
related
$350,000 · Novato Community Bank
May 8, 1997
—
Crossley Trust
Crossley,lura
Quit Claim Deed
related
—
—
—
Crossley Lura H Trust
—
Deed Of Trust
related
—
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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