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Property profile & analytics
OFF-MARKET
Estimated value
$3,135,000
Retail space
2416 San Ramon Vly Blvd, San Ramon, CA 94583-1675
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1685024
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1990
Total area
17,417 SF
Lot
0.83 ac (36,155 SF)
APN
209-810-005-6
UPID
US09-1685024
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
-
Dallas White Cmt Alternative Medicine Practice Spa & Massage Center
-
Pointe West Plaza Shopping Center & Mall
-
ATM Atm
-
Ange Aesthetics LLC Spa & Massage Center Skin Care Clinic
-
Ma Jolie Salon & Spa Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.14M
Owner & transaction history
Turlock Venture Group LLC
Turlock Venture Group LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.8M
+13.5%
Auto repair, garage
$4.6M
+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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,190,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,755,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,620,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$3.14M
Range $2.82M – $3.45M · ±10%
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
$180 / 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
$95,810
Tax year 2024
Assessed value
$5,700,000
Assessed 2024
Previous assessed
$5,700,000
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$2,700,000
Assessed improvement
$3,000,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1990
Heating
NONE
Stories
1
Total area
17,417 SF
Lot
0.83 ac (36,155 SF)
APN
209-810-005-6
UPID
US09-1685024
Jurisdiction
CONTRA COSTA
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
$4.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.8M
AUTO REPAIR, GARAGE
Est. value
$4.6M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
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
Year built
1990
Heating
NONE
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Turlock Venture Group LLC
Entity
Mailing address
405 OLD RNCH CT, SAN RAMON, CA 94582-3950
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 20, 2025
$6,100,000
Turlock Venture Group LLC
Pwp2416 LLC
Grant Deed
—
Feb 27, 2024
—
Pwp2416 LLC
Dee Hon Lee
Grant Deed
$3,725,000 · Symetra Life Insurance Co
Dec 29, 2023
$5,700,000
Dee Hon Lee
Ramon West LLC
Grant Deed
$3,700,000 · First Bridge Funding INC
Sep 22, 2023
—
Ramon West LLC
Peter Cole Jensen
Grant Deed
—
Mar 2, 1994
—
Jensen Trust
Jensen,peter C &
Quit Claim Deed
related
—
Sep 25, 1992
—
Sumintomo Bank
Commonwealth Lan
Trustees Deed
related
—
Nov 1, 1989
$50,000
Pointe West Asso
Casa Linda & Par
Grant Deed
related
$2,600,000 · Sumitomo Bank
Feb 26, 1988
$890,000
Casa Linda
Rail
Grant Deed
$363,000 · Ginson Investmen
—
—
Linda Casa
—
Deed Of Trust
related
$280,000 · Individual
—
—
Jensen Trust
—
Deed Of Trust
related
$2,000,000 · Us Bank NA
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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