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Property profile & analytics
OFF-MARKET
Estimated value
$18,530,000
Apartment buildings
2451 Santa Rita Rd Pleasanton, CA 94566-4191
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8266651
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Construction
WOOD
Total area
55,080 SF
Lot
3.37 ac (146,653 SF)
APN
946-3318-52
UPID
US09-8266651
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
-
Jayson's Corporation Business Management Consultant
-
Vista Del Sol Apartments Condominium Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.28M
Comparable Approach
Comparable
$19.66M
Blend (final)
Blend
$18.53M
Owner & transaction history
888 Golden Fortune Pleasanton Apart · 1 yrs held
888 Golden Fortune Pleasanton Apart
since 2024
Last sale
$21.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$28.9M
+115.4%
Restaurant
$27.7M
+106.5%
Neighborhood: shopping center
$23.4M
+74.3%
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 Pleasanton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasanton 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%
$13,300,000
6.5%
$12,275,000
7%
$11,400,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$13,430,000
Current use
OFFICE BUILDING
$28,925,000
Change: +115% · Conversion: Moderate
RESTAURANT
$27,725,000
Change: +106% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$23,400,000
Change: +74% · Conversion: Difficult
MEDICAL BUILDING
$21,775,000
Change: +62% · Conversion: Moderate
AUTO REPAIR, GARAGE
$17,735,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$15,630,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$15,425,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$18.53M
Range $16.68M – $20.38M · ±10% · vs last sale $21.09M (Jul 30 2024)
Last sale anchor
$21.09M
Jul 30 2024
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
$336 / 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
$317,100
Tax year 2023
Assessed value
$27,092,617
Assessed 2024
Previous assessed
$26,556,909
+2.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$15,493,061
Assessed improvement
$11,599,556
Applied tax rate
19.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1972
Construction
WOOD
Heating
NONE
Buildings
4
Stories
2
Units
73
Rooms
222
Bathrooms
73
Total area
55,080 SF
Lot
3.37 ac (146,653 SF)
APN
946-3318-52
UPID
US09-8266651
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$13.4M
OFFICE BUILDING
Est. value
$28.9M
RESTAURANT
Est. value
$27.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$23.4M
MEDICAL BUILDING
Est. value
$21.8M
AUTO REPAIR, GARAGE
Est. value
$17.7M
RETAIL STORES
Est. value
$15.6M
COMMERCIAL (GENERAL)
Est. value
$15.4M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1972
Construction
WOOD
Heating
NONE
Stories
2
Buildings
4
Units
73
Rooms
222
Bathrooms
73
Lot
3.37 ac
Current owner
From public records · entity-resolved
888 Golden Fortune Pleasanton Apart
Individual
Mailing address
2451 SANTA RITA RD, PLEASANTON, CA 94566-4191
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2024
$21,089,000
888 Golden Fortune Pleasanton Apart
Marymount Residences I LLC
Grant Deed
—
Mar 29, 2022
—
Walia Navin
Marymount Residences I LLC
Grant Deed
—
Mar 28, 2022
—
Marymount Residences I LLC
—
Deed
related
—
Apr 26, 2021
—
Walia Navin
Marymount Residences I LLC
Grant Deed
—
Nov 20, 2018
$24,250,000
Marymount Residences I LLC
Rif Family Partnership III LP
Grant Deed
$14,000,000 · First Republic Bank
Aug 1, 2016
$22,500,000
The Rif Family Partnership III LP
Windy Hill Pv Nine Mf LLC
Grant Deed
$14,000,000 · First Republic Bank
Jul 10, 2015
$17,750,000
Windy Hill Pv Nine Mf LLC
Vista Del Sol Apartments
Grant Deed
$12,940,000 · Comerica Bank
Jun 11, 2015
—
Patterson L P Living Trust
Vista Del Sol Apartments
Quit Claim Deed
—
Jul 21, 1994
$2,450,000
Vista Del Sol Apartmenst
Perry Trust
Grant Deed
$2,450,000 · World Savings & Loan
Oct 25, 1990
$184,000
Perry Trust
Zenklusen,w.
Grant Deed
related
—
—
—
Vista Del Sol Apartments
—
Deed Of Trust
related
$5,450,000 · Arbor Commercial Funding LLC
—
—
Vista Del Sol Apartments
—
Deed Of Trust
related
$5,000,000 · World Savings
—
—
Vista Del Sol Apartments
—
Deed Of Trust
related
$5,000,000 · Wachovia Mortgage Fsb
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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