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Property profile & analytics
OFF-MARKET
Estimated value
$13,425,000
Apartment buildings
20928 Wilbeam Ave Castro Valley, CA 94546-5854
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-8282411
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
38,588 SF
Lot
1.52 ac (66,120 SF)
APN
84A-60-5-5
UPID
US09-8282411
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
$9.38M
CAP Approach
CAP
$11.52M
Comparable Approach
Comparable
$14.29M
Blend (final)
Blend
$13.43M
Owner & transaction history
Garden Park Partners LLC · 6 yrs held
Garden Park Partners LLC
since 2020
Last sale
$14.0M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.0M
+81.1%
Neighborhood: shopping center
$16.4M
+56.5%
Auto repair, garage
$14.3M
+36.2%
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 Castro Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Castro Valley 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
$13,320,000
ML approach
$9,375,000
CAP Approach
CAP Return
Estimation
6%
$12,475,000
6.5%
$11,515,000
7%
$10,690,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,475,000
Current use
RESTAURANT
$18,975,000
Change: +81% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$16,395,000
Change: +56% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,270,000
Change: +36% · Conversion: Difficult
OFFICE BUILDING
$12,515,000
Change: +19% · Conversion: Moderate
RETAIL STORES
$11,185,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,610,000
Change: +1% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$10,485,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$13.43M
Range $12.08M – $14.77M · ±10% · vs last sale $14.00M (Feb 21 2020)
Last sale anchor
$14.00M
Feb 21 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
$348 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$207,388
Tax year 2023
Assessed value
$15,009,042
Assessed 2024
Previous assessed
$14,715,308
+2.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$5,017,849
Assessed improvement
$9,991,193
Applied tax rate
54.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Buildings
5
Stories
2
Units
52
Bathrooms
53
Total area
38,588 SF
Lot
1.52 ac (66,120 SF)
APN
84A-60-5-5
UPID
US09-8282411
Jurisdiction
ALAMEDA
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$10.5M
RESTAURANT
Est. value
$19.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$16.4M
AUTO REPAIR, GARAGE
Est. value
$14.3M
OFFICE BUILDING
Est. value
$12.5M
RETAIL STORES
Est. value
$11.2M
COMMERCIAL (GENERAL)
Est. value
$10.6M
INDUSTRIAL (GENERAL)
Est. value
$10.5M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1963
Construction
WOOD
Heating
NONE
Stories
2
Buildings
5
Units
52
Bathrooms
53
Lot
1.52 ac
Current owner
From public records · entity-resolved
Garden Park Partners LLC
Entity
Mailing address
11 EMBARCADERO W STE #200, OAKLAND, CA 94607-4543
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2020
$14,000,000
Garden Park Partners LLC
Isabella G Fahrney
Grant Deed
$7,500,000 · First Republic Bank
Jun 10, 2015
—
Jean Hausrath
Hausrath Dean H
Affidavit Of Death
related
—
Nov 19, 2012
—
Fahrney I G Living Trust
Fahrney,isabella G
Quit Claim Deed
related
—
Sep 29, 1999
—
Hausrath Trust
Hausrath Trust
Quit Claim Deed
related
—
Aug 3, 1994
—
Hausrath Trust
Hausrath,dean H
Quit Claim Deed
related
$1,450,000 · Home Savings Of America
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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