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Property profile & analytics
FOR LEASE
Office buildings
260 Cousteau Pl Davis, CA 95618
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1914205
For Lease
1 / 2
$40,265,000
260 Cousteau Pl, Davis, CA 95618
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Construction
TILT-UP CONCRETE
Total area
99,399 SF
Lot
5.83 ac (253,954 SF)
Zoning code
I
APN
071-100-046-000
UPID
US09-1914205
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
-
Harris Moran Seed Agricultural Supply Garden Center
-
HM.CLAUSE Production Facility
-
Harris Moran Products (Bike/Boat/Book/etc) Store Bakery
-
Introducing the highest quality sweet corn on the market today. Agricultural Supply Garden Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$45.51M
Blend (final)
Blend
$40.27M
Owner & transaction history
Pac West Diversified LP · 4 yrs held
Pac West Diversified LP
since 2022
Last sale
$56.2M
7 recorded transactions
Zoning & alternative use
I · Davis, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$54.4M
+19.4%
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 Davis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Davis 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
OFFICE BUILDING
$45,570,000
Current use
RESTAURANT
$54,405,000
Change: +19% · Conversion: Moderate
COMMERCIAL (GENERAL)
$43,170,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$40.27M
Range $36.24M – $44.29M · ±10% · vs last sale $56.20M (Apr 7 2022)
Last sale anchor
$56.20M
Apr 7 2022
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
$405 / 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
$369,213
Tax year 2023
Assessed value
$27,540,000
Assessed 2023
Previous assessed
$27,540,000
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$4,080,000
Assessed improvement
$23,460,000
Applied tax rate
1.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
99,399 SF
Lot
5.83 ac (253,954 SF)
Zoning code
I
APN
071-100-046-000
UPID
US09-1914205
Jurisdiction
YOLO
Zoning & alternative use
I · Davis, CA
Zoning I · permitted uses
I · Davis, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Davis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$45.6M
RESTAURANT
Est. value
$54.4M
COMMERCIAL (GENERAL)
Est. value
$43.2M
OFFICE BUILDING Current
RESTAURANT
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
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
5.83 ac
Current owner
From public records · entity-resolved
Pac West Diversified LP
Entity
Mailing address
555 CAPITOL MALL STE #900, SACRAMENTO, CA 95814-4606
Ownership since
2022
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
Apr 7, 2022
$56,200,000
Pac West Diversified LP
Pac West Office Equities LP
Grant Deed
—
Jan 5, 2017
$15,757,000
Pac West Office Equities LP
Buzz Oates LLC
Grant Deed
—
Feb 26, 2016
—
Ramos,frank C & Joanne M Trust
Ramco Properties LP
Quit Claim Deed
related
—
May 26, 2015
—
Ramco Properties LP
Ramos F C & J M Family Trust
Quit Claim Deed
related
—
Dec 24, 2009
—
Buzz Oates LLC
Oates Marvin L Trust
Quit Claim Deed
—
Aug 15, 2006
—
Oates Marvin L Trust
—
Trustees Deed
related
$11,000,000 · Bank Of America
Jan 25, 2000
—
Oates Trust
Oates,marvin L
Quit Claim Deed
related
—
Oct 13, 1999
—
Frank C Ramos
Ramco Enterprises INC
Grant Deed
related
—
—
—
Buzz Oates LLC
—
Deed Of Trust
related
$11,087,700 · Wells Fargo Bk
—
—
Buzz Oates LLC
—
Loan Modification
related
$25,000,000 · Wells Fargo Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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