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18080 San Ramon Valley Blvd, San Ramon, CA 94583
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Property summary
AI-generated overview
This property consists of in-line retail space situated at a corner location on San Ramon Valley Blvd and Bollinger Canyon Road, with convenient access to I-680. The parcel is part of a mixed-use retail center environment that has historically been used by Primrose School; at full capacity, the program accommodated approximately 150 to 200 students. The center includes substantial parking with 105 spaces, which is approximately 5.5 spaces per 1,000 square feet, and traffic exposure is supported by reported counts of 25,300 AADT along San Ramon Valley Blvd and Bollinger Canyon. The retail space is approximately 1,183 square feet. Surrounding land use includes dense residential development, and future area planning has included a proposal for additional residential units totaling approximately 4,500.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Total area
19,062 SF
Lot
2.09 ac (91,040 SF)
Zoning code
P1
APN
209-880-005-1
UPID
US09-1421210
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Specialty Food Shop Supermarket
-
Alternative Medicine Practice
-
Alternative Medicine Practice
-
Alternative Medicine Practice
-
Dental Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.03M
CAP Approach
CAP
$7.50M
Comparable Approach
Comparable
$5.16M
Blend (final)
Blend
$5.33M
Owner & transaction history
since 2020
Last sale
$6.1M
7 recorded transactions
Zoning & alternative use
P1 · San Ramon, CA
Top alternative use upside
Restaurant
$8.3M
+81.7%
Medical building
$6.9M
+51.0%
Commercial (general)
$6.6M
+44.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.33M
Value range
$4.79M – $5.86M
±10% around blend
Estimated value / SF
$279 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$4.79M
blend $5.33M
$5.86M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
19,062 SF
Lot area
2.09 ac
Year built
1997
Stories
1
APN
209-880-005-1
Zoning
P1
Assessed value
$6,473,368
Annual tax
$93,666
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.50M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.13M
@ 6.5% CAP return
$7.50M
@ 7% CAP return
$6.97M
4
Sales comparison
Partial preview
Sales approach indication
$5.16M
Range $2.10M – $7.28M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.33M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 366 sales
$241
+16%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $279/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+82%
vs current-use indication
Medical Building
Commercial (general)
Office Building
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
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Overview
Implied cap rate
9.20%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.20%
9.0%
NOI (est.)
$427k *
Last sale · Dec 2020
$6.10M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.64M
Move the market yield to see immediate price impact.
Value / SF
$243
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.70%9.20%9.70%
$384k
$4.42M
$4.18M
$3.96M
$427k
$4.91M
$4.64M
$4.40M
$470k
$5.40M
$5.11M
$4.84M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$93,666
Tax year 2024
Assessed value
$6,473,368
Assessed 2024
Previous assessed
$6,473,368
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$2,653,020
Assessed improvement
$3,820,348
Applied tax rate
17.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1997
Heating
NONE
Stories
1
Total area
19,062 SF
Lot
2.09 ac (91,040 SF)
Zoning code
P1
APN
209-880-005-1
UPID
US09-1421210
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
P1 · San Ramon, CAZoning P1 · permitted uses
P1 · San Ramon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Heating
NONE
Stories
1
Lot
2.09 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
P1
Jurisdiction
San Ramon, CA
Recorded code
P1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for P1 in San Ramon, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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