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Property profile & analytics
OFF-MARKET
Estimated value
$10,125,000
Office buildings
20990 Redwood Rd, Castro Valley, CA 94546-5918
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8272002
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
TILT-UP CONCRETE
Total area
34,488 SF
Lot
2.83 ac (123,275 SF)
APN
84C-615-6-2
UPID
US09-8272002
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
$9.23M
CAP Approach
CAP
$8.86M
Comparable Approach
Comparable
$11.44M
Blend (final)
Blend
$10.13M
Owner & transaction history
Square Assets Castro Valley LLC · 4 yrs held
Square Assets Castro Valley LLC
since 2021
Last sale
$10.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$14.7M
+31.0%
Auto repair, garage
$12.8M
+14.0%
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
$10,130,000
ML approach
$9,225,000
CAP Approach
CAP Return
Estimation
6%
$9,590,000
6.5%
$8,855,000
7%
$8,220,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,185,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$14,650,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,755,000
Change: +14% · Conversion: Difficult
RETAIL STORES
$9,995,000
Change: -11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$9,480,000
Change: -15% · Conversion: Easy
INDUSTRIAL (GENERAL)
$9,370,000
Change: -16% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,365,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$10.13M
Range $9.11M – $11.14M · ±10% · vs last sale $10.55M (Dec 16 2021)
Last sale anchor
$10.55M
Dec 16 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
$294 / 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
$138,608
Tax year 2023
Assessed value
$10,976,220
Assessed 2024
Previous assessed
$10,761,000
+2.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$6,242,400
Assessed improvement
$4,733,820
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
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Units
7
Bathrooms
7
Total area
34,488 SF
Lot
2.83 ac (123,275 SF)
APN
84C-615-6-2
UPID
US09-8272002
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
$11.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.7M
AUTO REPAIR, GARAGE
Est. value
$12.8M
RETAIL STORES
Est. value
$10.0M
COMMERCIAL (GENERAL)
Est. value
$9.5M
INDUSTRIAL (GENERAL)
Est. value
$9.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.4M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Units
7
Bathrooms
7
Lot
2.83 ac
Current owner
From public records · entity-resolved
Square Assets Castro Valley LLC
Entity
Mailing address
2269 CHESTNUT ST #111, SAN FRANCISCO, CA 94123-2600
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2021
$10,550,000
Square Assets Castro Valley LLC
Granco Cal LLC
Grant Deed
$7,912,500 · Avidbank
Feb 25, 2016
—
Granco Cal LLC
Dewey Dianne D Trust
Quit Claim Deed
related
—
Aug 14, 2015
—
Granco Cal LLC
Dewey Dianne P Trust
Quit Claim Deed
—
Aug 12, 2015
—
Dewey,dianne P Trust
Granco Ents
Quit Claim Deed
—
Dec 31, 2007
—
20990 Redwood LLC
Pratt,william C & Janet L
Grant Deed
—
Dec 12, 1990
$3,400,000
Granco Enterpris
First Federal Sa
Grant Deed
$2,720,000 · First Federal Savings & Loan
—
—
Granco Enterprises LP
—
Deed Of Trust
related
$1,900,000 · Wells Fargo Bank
—
—
Granco Cal LLC
—
Deed Of Trust
related
$3,200,000 · Miscellaneous Ins Co
—
—
Granco Ents
—
Deed Of Trust
related
$2,500,000 · Minnesota Life Insurance Co
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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