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Property profile & analytics
OFF-MARKET
Estimated value
$70,575,000
Apartment buildings
2580 El Camino Real Redwood City, CA 94061-3899
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1293462
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2015
Total area
135,896 SF
Lot
2.48 ac (107,840 SF)
Zoning code
CH00CG
APN
059-162-090
UPID
US09-1293462
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
-
Nouwn Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Virtuoso Piano Studio Tutoring Service
-
ChargePoint Charging Station Electric Vehicle Charging Station
-
mResidences Redwood City Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$56.91M
Comparable Approach
Comparable
$73.40M
Blend (final)
Blend
$70.58M
Owner & transaction history
Pr III Iec Redwood City LLC
Pr III Iec Redwood City LLC
since 2025
Last sale
$76.0M
7 recorded transactions
Zoning & alternative use
CH00CG · Redwood City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$92.6M
+88.0%
Restaurant
$91.9M
+86.6%
Neighborhood: shopping center
$73.3M
+48.9%
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 Redwood City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redwood City 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%
$61,645,000
6.5%
$56,905,000
7%
$52,840,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$49,245,000
Current use
OFFICE BUILDING
$92,585,000
Change: +88% · Conversion: Moderate
RESTAURANT
$91,890,000
Change: +87% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$73,335,000
Change: +49% · Conversion: Difficult
COMMERCIAL (GENERAL)
$62,805,000
Change: +28% · Conversion: Moderate
AUTO REPAIR, GARAGE
$61,735,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$58,770,000
Change: +19% · Conversion: Difficult
WAREHOUSE, STORAGE
$44,525,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$70.58M
Range $63.52M – $77.63M · ±10% · vs last sale $76.00M (Dec 24 2025)
Last sale anchor
$76.00M
Dec 24 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
$519 / 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
$1,094,100
Tax year 2024
Assessed value
$99,126,521
Assessed 2024
Previous assessed
$99,126,521
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$29,457,122
Assessed improvement
$69,669,399
Applied tax rate
9.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2015
Heating
NONE
Stories
4
Units
141
Total area
135,896 SF
Lot
2.48 ac (107,840 SF)
Zoning code
CH00CG
APN
059-162-090
UPID
US09-1293462
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CH00CG · Redwood City, CA
Zoning CH00CG · permitted uses
CH00CG · Redwood City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redwood City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$49.2M
OFFICE BUILDING
Est. value
$92.6M
RESTAURANT
Est. value
$91.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$73.3M
COMMERCIAL (GENERAL)
Est. value
$62.8M
AUTO REPAIR, GARAGE
Est. value
$61.7M
RETAIL STORES
Est. value
$58.8M
WAREHOUSE, STORAGE
Est. value
$44.5M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
2015
Heating
NONE
Stories
4
Units
141
Lot
2.48 ac
Current owner
From public records · entity-resolved
Pr III Iec Redwood City LLC
Entity
Mailing address
1 WORLD TRADE CTR STE #2400, LONG BEACH, CA 90831-2400
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2025
$76,000,000
Pr III Iec Redwood City LLC
Boulevard City LLC
Grant Deed
$56,490,000 · Mesa West Core Lending Fund LLC
Mar 31, 2015
$84,000,000
Boulevard City LLC
Sac Redwood City Apartments Ll
Grant Deed
—
Jan 10, 2013
—
Sac Redwood City Apartments Ll
Sac Redwood City Apartments Ll
Quit Claim Deed
related
$30,400,000 · Bank Of The West
Apr 30, 2012
$8,000,000
Urban Housing Redwood City LLC
Mcmills Family 2004 Trust
Grant Deed
—
Dec 16, 2010
—
Ann D Jordan
Jordan Mitchell W
Quit Claim Deed
related
—
Dec 18, 2008
—
Marie Mcmills
Boicelli Charles Trust
Quit Claim Deed
related
—
Mar 16, 2004
—
American Recreation Center INC
—
Deed Of Trust
related
$135,000,000 · Credit Suisse 1st Boston Mtg T
Oct 27, 2003
—
Boicelli,tr
Boicelli,tr
Quit Claim Deed
related
—
Oct 1, 1997
—
Boicelli Trust
Boicelli,daniel S
Quit Claim Deed
related
—
Jan 6, 1997
—
Mitchell W Jordan
Patricia A Jordan Estate
Quit Claim Deed
related
—
—
—
American Recreation Centers
—
Deed Of Trust
related
—
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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