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Property profile & analytics
OFF-MARKET
Estimated value
$10,685,000
Retail space
2605 Middlefield Rd Palo Alto, CA 94306-2516
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0194322
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
TILT-UP CONCRETE
Total area
18,467 SF
Lot
1.1 ac (47,924 SF)
Zoning code
CN
APN
127-33-004
UPID
US09-0194322
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Como Esta Taqueria Restaurant
-
Anahid Kocharians, RPH Pharmacy
-
Jacqueline Hoang, PharmD Pharmacy
-
Walgreens Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.69M
CAP Approach
CAP
$7.68M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.69M
Owner & transaction history
Hstc LLC · 2 yrs held
Hstc LLC
since 2024
Last sale
$10.7M
7 recorded transactions
Zoning & alternative use
CN · Palo Alto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Palo Alto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palo Alto 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
$10,685,000
ML approach
$10,685,000
CAP Approach
CAP Return
Estimation
6%
$8,315,000
6.5%
$7,675,000
7%
$7,125,000
Alternative Use
Use
Estimation
RETAIL STORES
$17,175,000
Current use
Blend value · Realmo final
$10.69M
Range $9.62M – $11.75M · ±10% · vs last sale $10.69M (Jun 3 2024)
Last sale anchor
$10.69M
Jun 3 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
$579 / 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
$160,342
Tax year 2024
Assessed value
$13,495,039
Assessed 2024
Previous assessed
$13,495,039
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$6,217,966
Assessed improvement
$7,277,073
Applied tax rate
6.0000
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
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
18,467 SF
Lot
1.1 ac (47,924 SF)
Zoning code
CN
APN
127-33-004
UPID
US09-0194322
Jurisdiction
SANTA CLARA
Zoning & alternative use
CN · Palo Alto, CA
Zoning CN · permitted uses
CN · Palo Alto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palo Alto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$17.2M
RETAIL STORES Current
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
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Hstc LLC
Entity
Mailing address
13830 SARATOGA AVE, SARATOGA, CA 95070-5455
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2024
$10,685,000
Hstc LLC
Moreno Middlefield LLC
Grant Deed
—
Jul 10, 2023
—
Moreno Middlefield LLC
Moreno Middlefield LLC
Correction Deed
related
$4,300,000 · River City Bank
Mar 4, 2005
—
Moreno Middlefield LLC
Village Tropicana Of Decatur
Grant Deed
—
Jun 26, 2001
—
Village Tropicana/decatur LP
Consumers Cooperative Society
Grant Deed
$5,749,541 · Deerfield Funding Corp
Jan 11, 2001
—
Consumers Cooperative Society
Arbor Road Partners LP
Quit Claim Deed
related
—
—
—
Consumer Cooperative Society
—
Deed Of Trust
related
$1,600,000 · Southern Pacific Bank
—
—
Consumer Cooperative Society
—
Deed Of Trust
related
$180,000 · Bay Trust
—
—
Village Tropicana/decatur LP
—
Deed Of Trust
related
$5,918,500 · Bank Of America
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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