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Property profile & analytics
OFF-MARKET
Estimated value
$7,210,000
Retail space
2080 El Camino Real Palo Alto, CA 94306-1123
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2538034
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1961
Construction
TILT-UP CONCRETE
Total area
7,300 SF
Lot
0.31 ac (13,443 SF)
Zoning code
C3S
APN
137-01-132
UPID
US09-2538034
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
-
Mancini's Sleepworld Palo Alto Furniture & Home Goods
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.21M
Owner & transaction history
Methuselah LLC · 4 yrs held
Methuselah LLC
since 2022
Last sale
$7.5M
6 recorded transactions
Zoning & alternative use
C3S · Palo Alto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$8.9M
+30.8%
Neighborhood: shopping center
$7.5M
+10.5%
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 Palo Alto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palo Alto 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
$6,885,000
ML approach
$6,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$6,790,000
Current use
OFFICE BUILDING
$8,880,000
Change: +31% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$7,500,000
Change: +10% · Conversion: Moderate
Blend value · Realmo final
$7.21M
Range $6.49M – $7.93M · ±10% · vs last sale $7.50M (Apr 12 2022)
Last sale anchor
$7.50M
Apr 12 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
$988 / 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
$92,818
Tax year 2024
Assessed value
$7,803,000
Assessed 2024
Previous assessed
$7,803,000
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$5,618,160
Assessed improvement
$2,184,840
Applied tax rate
6.0000
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
7,300 SF
Lot
0.31 ac (13,443 SF)
Zoning code
C3S
APN
137-01-132
UPID
US09-2538034
Jurisdiction
SANTA CLARA
Zoning & alternative use
C3S · Palo Alto, CA
Zoning C3S · permitted uses
C3S · Palo Alto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palo Alto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.8M
OFFICE BUILDING
Est. value
$8.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.5M
RETAIL STORES Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
Methuselah LLC
Entity
Free & Clear · 4 yrs held
Mailing address
531 STANFORD AVE #10519, PALO ALTO, CA 94306-1113
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2025
—
Methuselah LLC
—
Deed
related
$7,500,000 · Zeke Limited A Samoa Company
Apr 12, 2022
$7,500,000
Methuselah LLC
Tracy L May
Grant Deed
—
Mar 23, 2012
—
May Tracy L Living Trust
May,tracy
Quit Claim Deed
related
—
Jun 28, 2005
—
Tracy May
Millington G H Trust
Grant Deed
related
—
Dec 1, 1992
—
Geoffrey Millington
Millington,g.
Quit Claim Deed
related
—
Nov 9, 1992
—
Ladonna Lou Kreuger Trust
Kreuger L. Trust
Quit Claim 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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