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Property profile & analytics
OFF-MARKET
Estimated value
$6,785,000
Office buildings
230 Sterling Dr Ste 233 Mountain House, CA 95391-3046
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-3059316
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Total area
28,250 SF
Lot
1.95 ac (84,942 SF)
APN
254-030-090-000
UPID
US09-3059316
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
$6.61M
CAP Approach
CAP
$5.26M
Comparable Approach
Comparable
$4.83M
Blend (final)
Blend
$6.79M
Owner & transaction history
One Virtue LLC · 3 yrs held
One Virtue LLC
since 2023
Last sale
$7.0M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.9M
+10.2%
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 Mountain House submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mountain House 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
$6,520,000
ML approach
$6,610,000
CAP Approach
CAP Return
Estimation
6%
$5,695,000
6.5%
$5,255,000
7%
$4,880,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,130,000
Current use
RESTAURANT
$7,860,000
Change: +10% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,570,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$6,170,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$6.79M
Range $6.11M – $7.46M · ±10% · vs last sale $7.00M (May 24 2023)
Last sale anchor
$7.00M
May 24 2023
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
$240 / 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
$69,899
Tax year 2024
Assessed value
$4,000,000
Assessed 2024
Previous assessed
$4,000,000
+0.0% YoY
Effective rate
1.75%
On assessed value
Assessed land
$923,077
Assessed improvement
$3,076,923
Applied tax rate
92.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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 (MULTI-STORY)
Status
Off-Market
Heating
NONE
Total area
28,250 SF
Lot
1.95 ac (84,942 SF)
APN
254-030-090-000
UPID
US09-3059316
Jurisdiction
SAN JOAQUIN
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
$7.1M
RESTAURANT
Est. value
$7.9M
INDUSTRIAL (GENERAL)
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$6.2M
OFFICE BUILDING Current
RESTAURANT
INDUSTRIAL (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
Heating
NONE
Lot
1.95 ac
Current owner
From public records · entity-resolved
One Virtue LLC
Entity
Mailing address
230 S STERLING DR STE #260, MOUNTAIN HOUSE, CA 95391-3046
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2023
$7,000,000
One Virtue LLC
Sunchaser Diversified Two LLC
Grant Deed
$2,832,400 · Enterprise Bank & Trust
Dec 21, 2012
—
Sunchaser Real Estate Two LLC
Trimark Communities LLC
Grant Deed
—
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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