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Property profile & analytics
OFF-MARKET
Estimated value
$5,145,000
Office buildings
20980 Redwood Rd, Castro Valley, CA 94546-5930
Entity Owned
21-yr Hold
Free & Clear
Property ID
US09-8506773
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
TILT-UP CONCRETE
Total area
25,504 SF
Lot
0.81 ac (35,109 SF)
APN
84C-615-5
UPID
US09-8506773
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
by Request
CAP Approach
CAP
$6.55M
Comparable Approach
Comparable
$5.55M
Blend (final)
Blend
$5.15M
Owner & transaction history
Fries Properties INC · 21 yrs held
Fries Properties INC
since 2004
5 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$7,090,000
6.5%
$6,545,000
7%
$6,080,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$8,270,000
Current use
RETAIL STORES
$7,390,000
Change: -11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,010,000
Change: -15% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,930,000
Change: -16% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,925,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$5.15M
Range $4.63M – $5.66M · ±10%
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
$202 / 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
$73,538
Tax year 2023
Assessed value
$5,328,373
Assessed 2024
Previous assessed
$5,223,908
+2.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,199,341
Assessed improvement
$4,129,032
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
2
Units
11
Total area
25,504 SF
Lot
0.81 ac (35,109 SF)
APN
84C-615-5
UPID
US09-8506773
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
OFFICE BUILDING Current
Est. value
$8.3M
RETAIL STORES
Est. value
$7.4M
COMMERCIAL (GENERAL)
Est. value
$7.0M
INDUSTRIAL (GENERAL)
Est. value
$6.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.9M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
1
Units
11
Lot
0.81 ac
Current owner
From public records · entity-resolved
Fries Properties INC
Entity
Free & Clear · 21 yrs held
Mailing address
11040 BOLLINGER CYN RD E STE E, SAN RAMON, CA 94582-5056
Ownership since
2004
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
Dec 30, 2004
$4,300,000
Fries Properties INC
Pellegrino,enrico & Anna
Grant Deed
related
—
Sep 19, 1989
$3,445,000
Enric Pellegrino
Krake,j.
Grant Deed
$2,200,000 · Allstate Life Insurance Co
Feb 22, 1989
—
J Krake
Krake,m.
Quit Claim Deed
related
—
Jan 3, 1983
—
—
—
Grant Deed
related
—
—
—
J. Krake
—
Deed Of Trust
related
$600,000 · Individual
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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