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Property profile & analytics
OFF-MARKET
Estimated value
$1,455,000
Investment properties
264 Spg St Pleasanton, CA 94566-6626
Individually Owned
5-yr Hold
Property ID
US09-9068759
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1990
Construction
WOOD
Total area
2,323 SF
Lot
0.09 ac (4,000 SF)
APN
94-107-3-1
UPID
US09-9068759
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
-
Pleasanton Skin Spa & Massage Center Skin Care Clinic
-
Skin Perfection Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.53M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$1.46M
Owner & transaction history
Chandan K Benjaram · 5 yrs held
Chandan K Benjaram
since 2021
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+87.5%
Neighborhood: shopping center
$985,000
+51.7%
Medical building
$920,000
+41.2%
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 Pleasanton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasanton 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
$1,415,000
ML approach
$1,530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,220,000
Change: +88% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$985,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$920,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$1.46M
Range $1.31M – $1.60M · ±10% · vs last sale $1.64M (Jan 22 2021)
Last sale anchor
$1.64M
Jan 22 2021
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
$626 / 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
$20,212
Tax year 2023
Assessed value
$1,740,367
Assessed 2024
Previous assessed
$1,706,255
+2.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$522,110
Assessed improvement
$1,218,257
Applied tax rate
19.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
4
Rooms
8
Bathrooms
2
Total area
2,323 SF
Lot
0.09 ac (4,000 SF)
APN
94-107-3-1
UPID
US09-9068759
Jurisdiction
ALAMEDA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$985,000
MEDICAL BUILDING
Est. value
$920,000
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
1990
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
4
Rooms
8
Bathrooms
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Chandan K Benjaram
Individual
Mailing address
264 SPG ST, PLEASANTON, CA 94566-6626
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2025
—
Chandan K Benjaram
—
Deed
related
$400,000 · Uncle Cu
Dec 14, 2021
—
Chandan K Benjaram
—
Deed
related
$1,147,650 · Amalgamated Bank
Jan 22, 2021
—
Chandan K Benjaram
Niveditha Gurram
Quit Claim Deed
related
—
Jan 22, 2021
$1,640,000
Chandan K Benjaram
Neves Sherrie D Trust
Grant Deed
$1,148,000 · Welsh Kerry & Helen F/tr (pt)
Jan 24, 2020
—
Neves,sherrie D Trust
—
Deed
related
—
Oct 17, 2019
—
Sherrie D Neves
Garcia Sherrie D L/tr
Quit Claim Deed
related
—
Aug 15, 2014
$987,000
Sherrie D Neves
Rajeev Rai
Grant Deed
$740,250 · Valley Community Bank
Mar 28, 2007
$1,005,000
Rajeev Rai
Wang Sun INC
Grant Deed
$753,750 · Mortgageit INC
May 28, 2004
$970,000
Wang Sun INC
Courtney,david R
Grant Deed
$580,000 · Shanghai Commercial Bank Ltd
Apr 26, 1995
$252,000
David R Courtney
Garcia,manuel O & Mary G
Grant Deed
$200,000 · Individual
Feb 15, 1994
—
Manuel O Garcia
Garcia,manuel O
Quit Claim Deed
related
$198,000 · Beneficial California INC
—
—
Kruger Jerry D
—
Deed Of Trust
related
$193,000 · Beneficial California INC
—
—
Kruger Jerry D
—
Deed Of Trust
related
$15,000 · Individual
—
—
Kruger Jerry D
—
Deed Of Trust
related
$110,000 · Owens Financial Group INC
—
—
Neves,sherrie D Trust
—
Loan Modification
related
—
—
—
Jerry D Kruger
—
Deed Of Trust
related
$193,000 · Beneficial California INC
—
—
Jerry D Kruger
—
Deed Of Trust
related
$10,000 · Individual
—
—
Jerry D Kruger
—
Deed Of Trust
related
$29,000 · Individual
—
—
Jerry D Kruger
—
Deed Of Trust
related
$26,000 · Individual
—
—
Rajeev Rai
—
Deed Of Trust
related
$665,000 · Us Bank NA
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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