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Property profile & analytics
OFF-MARKET
Estimated value
$3,405,000
Retail space
2480 San Ramon Vly Blvd San Ramon, CA 94583-1602
Trust Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-2026062
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1981
Total area
15,485 SF
Lot
1.95 ac (84,986 SF)
Zoning code
RB
APN
209-810-006-4
UPID
US09-2026062
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
-
San Ramon Veterinary Hospital Veterinary Clinic
-
veterinarian san ramon Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.41M
Owner & transaction history
The Young Family 2003 Trust · 11 yrs held
The Young Family 2003 Trust
since 2015
6 recorded transactions
Zoning & alternative use
RB · San Ramon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.6M
+51.0%
Commercial (general)
$5.4M
+44.7%
Office building
$5.3M
+42.9%
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
$3,725,000
Current use
MEDICAL BUILDING
$5,625,000
Change: +51% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,390,000
Change: +45% · Conversion: Easy
OFFICE BUILDING
$5,325,000
Change: +43% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,230,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,105,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$3.41M
Range $3.06M – $3.75M · ±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
$220 / 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
$102,999
Tax year 2024
Assessed value
$8,340,000
Assessed 2024
Previous assessed
$8,340,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$3,543,900
Assessed improvement
$4,796,100
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
1981
Heating
NONE
Stories
1
Units
1
Rooms
1
Total area
15,485 SF
Lot
1.95 ac (84,986 SF)
Zoning code
RB
APN
209-810-006-4
UPID
US09-2026062
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
RB · San Ramon, CA
Zoning RB · permitted uses
RB · 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
RETAIL STORES Current
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$5.6M
COMMERCIAL (GENERAL)
Est. value
$5.4M
OFFICE BUILDING
Est. value
$5.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.2M
AUTO REPAIR, GARAGE
Est. value
$4.1M
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1981
Heating
NONE
Stories
1
Units
1
Rooms
1
Lot
1.95 ac
Current owner
From public records · entity-resolved
The Young Family 2003 Trust
Trust
Mailing address
PO BOX 117507, BURLINGAME, CA 94011-7507
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2021
—
David K Young
—
Deed
related
$4,500,000 · Hanmi Bank
Jun 5, 2015
$8,000,000
The Young Family 2003 Trust
Crow Canyon Shopping Center INC
Grant Deed
$5,123,000 · Fremont Bank
—
—
Crow Canyon Shopping Ctr INC
—
Deed Of Trust
related
$1,500,000 · Mechanics Bank
—
—
Crow Canyon Shopping Center
—
Deed Of Trust
related
$1,850,000 · Mechanics Nat'l Bank Richmond
—
—
Crow Canyon Shopping Center
—
Deed Of Trust
related
$2,475,000 · Mechanics Bank
—
—
Crow Canyon Shopping Center In
—
Deed Of Trust
related
$4,200,000 · Mechanics Bank
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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