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Property profile & analytics
OFF-MARKET
Estimated value
$1,510,000
Retail space
1948 Oak Park Blvd Pleasant Hill, CA 94523-4602
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1290678
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1965
Total area
7,889 SF
Lot
0.21 ac (9,200 SF)
APN
149-284-005-1
UPID
US09-1290678
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
$1.52M
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.51M
Owner & transaction history
Desired Effect LLC · 4 yrs held
Desired Effect LLC
since 2021
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.3M
+20.0%
Auto repair, garage
$2.1M
+8.6%
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
$1,415,000
ML approach
$1,520,000
CAP Approach
CAP Return
Estimation
6%
$1,525,000
6.5%
$1,405,000
7%
$1,305,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,925,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,310,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,090,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$1.51M
Range $1.36M – $1.66M · ±10% · vs last sale $1.60M (Dec 28 2021)
Last sale anchor
$1.60M
Dec 28 2021
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
$191 / 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
$19,785
Tax year 2024
Assessed value
$1,690,816
Assessed 2024
Previous assessed
$1,690,816
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$832,320
Assessed improvement
$858,496
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1965
Heating
NONE
Stories
1
Units
1
Rooms
1
Total area
7,889 SF
Lot
0.21 ac (9,200 SF)
APN
149-284-005-1
UPID
US09-1290678
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
RETAIL STORES Current
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1965
Heating
NONE
Stories
1
Units
1
Rooms
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Desired Effect LLC
Entity
Mailing address
PO BOX 1542, LAFAYETTE, CA 94549-1542
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2022
—
Desired Effect LLC
—
Deed
related
$660,000 · Cdc Small Business Finance Corp
Feb 14, 2022
—
Desired Effect LLC
—
Deed
related
$800,000 · Columbia State Bank
Dec 28, 2021
$1,600,000
Desired Effect LLC
Rena Wilson Mudd
Grant Deed
$1,440,000 · Columbia State Bank
Dec 2, 2021
—
Rena Wilson Mudd
Performing Academy LLC
Grant Deed
—
Aug 24, 2018
—
Performing Academy LLC
Performing Academy LLC
Intrafamily Transfer
related
$279,000 · Greater Sacramento Certified Develo
Jan 18, 2018
—
Lamorinda Theatre Academy LLC
Diablo Theatre Co
Quit Claim Deed
related
—
Sep 6, 2017
—
Lamorinda Theatre Academy LLC
—
Deed
related
$337,500 · First Bank
Jul 26, 2017
$484,000
Lamorinda Theatre Academy LLC
Diablo Theatre Company
Grant Deed
$425,000 · First Bank
Aug 17, 1971
—
—
—
Grant Deed
related
—
—
—
Diablo Light Opera Co
—
Deed Of Trust
related
$249,500 · Mechanics Bank
—
—
Diablo Theatre Co
—
Deed Of Trust
related
$250,000 · Greta & Cliff Egan
Mar 7, 1968
—
Owner Name Unavailable
—
Grant Deed
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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