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2535 Pulgas Ave, East Palo Alto, CA 94303
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Property summary
AI-generated overview
Four-story office building totaling 50,000 square feet, designed to accommodate up to two full floors for occupancy. Each floor has the potential to be divided to support multiple tenant configurations. The property includes 357 surface parking spaces, and it features a local/priority hire agreement in connection with the building’s construction.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Total area
9,444 SF
Lot
3.87 ac (168,545 SF)
Zoning code
M10000
APN
063-121-370
UPID
US09-1289383
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Trucking Company
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.58M
Blend (final)
Blend
$4.42M
Owner & transaction history
since 2021
Last sale
$4.2M
6 recorded transactions
Zoning & alternative use
M10000 · East Palo Alto, CA
Top alternative use upside
Restaurant
$6.4M
+106.6%
Neighborhood: shopping center
$5.1M
+64.9%
Apartment house (5+ units)
$4.9M
+59.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 13 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.42M
Value range
$3.98M – $4.86M
±10% around blend
Estimated value / SF
$468 / SF
Confidence
High
13 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
100
$3.98M
blend $4.42M
$4.86M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,444 SF
Lot area
3.87 ac
APN
063-121-370
Zoning
M10000
Assessed value
$8,760,168
Annual tax
$99,389
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.07M
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.0 mi away · 11,876 SF
12.3 mi away · 10,080 SF
12.3 mi away · 10,007 SF
13.5 mi away · 8,477 SF
13.6 mi away · 7,470 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 108 sales
$327
+43%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $468/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+107%
vs current-use indication
Neighborhood: Shopping Center
Apartment House (5+ Units)
Commercial (general)
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 13 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
9.80%
Implied, in-place cap rate for this manufacturing properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.80%
9.0%
NOI (est.)
$297k *
Last sale · Dec 2021
$4.24M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.03M
Move the market yield to see immediate price impact.
Value / SF
$321
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.30%9.80%10.30%
$267k
$2.87M
$2.73M
$2.59M
$297k
$3.19M
$3.03M
$2.88M
$326k
$3.51M
$3.33M
$3.17M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$4.20M
11.6 mi · May 2026 · $417/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$99,389
Tax year 2024
Assessed value
$8,760,168
Assessed 2024
Previous assessed
$8,760,168
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$8,760,168
Applied tax rate
21.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Lease
Heating
NONE
Total area
9,444 SF
Lot
3.87 ac (168,545 SF)
Zoning code
M10000
APN
063-121-370
UPID
US09-1289383
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
M10000 · East Palo Alto, CAZoning M10000 · permitted uses
M10000 · East Palo Alto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Heating
NONE
Lot
3.87 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M10000
Jurisdiction
East Palo Alto, CA
Recorded code
M10000
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M10000 in East Palo Alto, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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