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Property profile & analytics
OFF-MARKET
Estimated value
$6,130,000
Retail space
2407 El Camino Real Redwood City, CA 94063
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2293164
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
11,508 SF
Lot
0.69 ac (30,194 SF)
Zoning code
CG0000
APN
054-112-030
UPID
US09-2293164
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
$6.09M
CAP Approach
CAP
$4.52M
Comparable Approach
Comparable
$6.35M
Blend (final)
Blend
$6.13M
Owner & transaction history
Vista Ift LLC · 2 yrs held
Vista Ift LLC
since 2023
Last sale
$6.2M
1 recorded transaction
Zoning & alternative use
CG0000 · Redwood City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.8M
+57.5%
Restaurant
$7.8M
+56.4%
Neighborhood: shopping center
$6.2M
+24.8%
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 Redwood City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redwood City 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
$6,130,000
ML approach
$6,090,000
CAP Approach
CAP Return
Estimation
6%
$4,900,000
6.5%
$4,520,000
7%
$4,200,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,975,000
Current use
OFFICE BUILDING
$7,840,000
Change: +58% · Conversion: Easy
RESTAURANT
$7,780,000
Change: +56% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,210,000
Change: +25% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,320,000
Change: +7% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,230,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$6.13M
Range $5.52M – $6.74M · ±10% · vs last sale $6.15M (Dec 14 2023)
Last sale anchor
$6.15M
Dec 14 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
$533 / 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
$71,492
Tax year 2024
Assessed value
$6,150,000
Assessed 2024
Previous assessed
$6,150,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$4,830,000
Assessed improvement
$1,320,000
Applied tax rate
9.0000
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
Heating
NONE
Stories
1
Total area
11,508 SF
Lot
0.69 ac (30,194 SF)
Zoning code
CG0000
APN
054-112-030
UPID
US09-2293164
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CG0000 · Redwood City, CA
Zoning CG0000 · permitted uses
CG0000 · Redwood City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redwood City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.0M
OFFICE BUILDING
Est. value
$7.8M
RESTAURANT
Est. value
$7.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.2M
COMMERCIAL (GENERAL)
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$5.2M
RETAIL STORES Current
OFFICE BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Stories
1
Lot
0.69 ac
Current owner
From public records · entity-resolved
Vista Ift LLC
Entity
Free & Clear · 2 yrs held
Mailing address
940 EMMETT AVE STE #200, BELMONT, CA 94002-3864
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2023
$6,150,000
Vista Ift LLC
Van Ness Restaurants INC
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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