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Property profile & analytics
OFF-MARKET
Estimated value
$32,095,000
Office buildings
2409 Camino Ramon San Ramon, CA 94583-4285
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2143258
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
98,972 SF
Lot
5.06 ac (220,457 SF)
Zoning code
CM
APN
213-133-087-6
UPID
US09-2143258
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
Current use
Occupant on record · Public records
-
EV Connect Charging Station Electric Vehicle Charging Station
-
Primed Management Consulting Social Service Agency Charitable Organization
-
Hill Physicians Medical Group Medical Group
-
Judith F. Bailey, RD Physician
-
Ines Kwong Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$29.37M
Comparable Approach
Comparable
$33.02M
Blend (final)
Blend
$32.10M
Owner & transaction history
Donor Network West
Donor Network West
since 2025
Last sale
$33.0M
7 recorded transactions
Zoning & alternative use
CM · San Ramon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$43.3M
+27.2%
Medical building
$36.0M
+5.7%
Commercial (general)
$34.5M
+1.3%
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 San Ramon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Ramon 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%
$31,815,000
6.5%
$29,365,000
7%
$27,270,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$34,025,000
Current use
RESTAURANT
$43,280,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$35,950,000
Change: +6% · Conversion: Easy
COMMERCIAL (GENERAL)
$34,450,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$32.10M
Range $28.89M – $35.30M · ±10% · vs last sale $33.00M (Jun 3 2025)
Last sale anchor
$33.00M
Jun 3 2025
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
$324 / 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
$172,431
Tax year 2024
Assessed value
$15,327,951
Assessed 2024
Previous assessed
$15,327,951
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$4,000,000
Assessed improvement
$11,327,951
Applied tax rate
17.0000
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
1998
Heating
NONE
Stories
1
Total area
98,972 SF
Lot
5.06 ac (220,457 SF)
Zoning code
CM
APN
213-133-087-6
UPID
US09-2143258
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
CM · San Ramon, CA
Zoning CM · permitted uses
CM · San Ramon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Ramon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$34.0M
RESTAURANT
Est. value
$43.3M
MEDICAL BUILDING
Est. value
$36.0M
COMMERCIAL (GENERAL)
Est. value
$34.5M
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1998
Heating
NONE
Stories
1
Lot
5.06 ac
Current owner
From public records · entity-resolved
Donor Network West
Individual
Mailing address
2600 CAMINO RAMON #201, SAN RAMON, CA 94583-5000
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Sep 3, 2025
$33,000,000
Donor Network West
Wagoner Holdings LLC
Grant Deed
$23,000,000 · Wagoner Holdings LLC
Feb 2, 2021
—
Wagoner Holdings LLC
—
Deed
related
$72,000,000 · Prudential Insurance Of America
Jan 31, 2017
—
Annabel Investment Co
—
Loan Modification
related
$7,671,623 · Miscellaneous Ins Co
Dec 7, 2016
$16,082,000
Wagoner Holdings LLC
Annabel Investment Co
Grant Deed
—
Feb 2, 2011
—
Annabel Investment Co
—
Deed Of Trust
related
$114,816,856 · Northwestern Mutual Life Ins
May 5, 1999
—
San Ramon City (ca)
Annabel Investment Co
Grant Deed
related
—
Dec 23, 1983
—
Annabel Investment Company
—
Grant Deed
related
—
Aug 11, 1980
—
—
—
Grant Deed
related
—
—
—
Annabel Investment Co
—
Deed Of Trust
related
$10,183,144 · Miscellaneous Ins 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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