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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Retail space
22120 Redwood Rd Castro Valley, CA 94546-7108
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-8277840
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1975
Construction
TILT-UP CONCRETE
Total area
2,205 SF
Lot
0.11 ac (5,000 SF)
APN
416-30-18-2
UPID
US09-8277840
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
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$831k
Blend (final)
Blend
$830k
Owner & transaction history
Larry Kuzni · 3 yrs held
Larry Kuzni
since 2022
Last sale
$865,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$935,000
+46.6%
Auto repair, garage
$815,000
+27.6%
Office building
$715,000
+11.9%
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
$830,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$640,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$935,000
Change: +47% · Conversion: Moderate
AUTO REPAIR, GARAGE
$815,000
Change: +28% · Conversion: Difficult
OFFICE BUILDING
$715,000
Change: +12% · Conversion: Easy
COMMERCIAL (GENERAL)
$605,000
Change: -5% · Conversion: Easy
MEDICAL BUILDING
$590,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $865k (Sep 12 2022)
Last sale anchor
$865k
Sep 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
$376 / 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
$11,791
Tax year 2023
Assessed value
$882,300
Assessed 2024
Previous assessed
$865,000
+2.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$306,000
Assessed improvement
$576,300
Applied tax rate
59.0000
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
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Units
3
Total area
2,205 SF
Lot
0.11 ac (5,000 SF)
APN
416-30-18-2
UPID
US09-8277840
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
RETAIL STORES Current
Est. value
$640,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$815,000
OFFICE BUILDING
Est. value
$715,000
COMMERCIAL (GENERAL)
Est. value
$605,000
MEDICAL BUILDING
Est. value
$590,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Units
3
Lot
0.11 ac
Current owner
From public records · entity-resolved
Larry Kuzni
Individual
Free & Clear · 3 yrs held
Mailing address
21454 E KNUPPE PL, CASTRO VALLEY, CA 94552-5100
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2022
$865,000
Larry Kuzni
Heidi M Crespin
Grant Deed
—
Apr 18, 2012
—
Crespin Lieselotte 1991 Trust
Crespin L 1991 Trust
Quit Claim Deed
related
—
Oct 2, 1973
—
—
—
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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