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Property profile & analytics
OFF-MARKET
Estimated value
$3,030,000
Manufacturing properties
2825 Franklin Cyn Rd Rodeo, CA 94572-2116
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-0489665
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1973
Total area
11,679 SF
Lot
6.5 ac (283,140 SF)
Zoning code
H-I
APN
358-030-025-3
UPID
US09-0489665
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
-
Clear Water Services Water Treatment Supplier Environmental Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.67M
Comparable Approach
Comparable
$2.75M
Blend (final)
Blend
$3.03M
Owner & transaction history
Muir Vineyards LLC · 1 yrs held
Muir Vineyards LLC
since 2025
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
H-I · Rodeo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.2M
+104.9%
Commercial (general)
$4.1M
+96.4%
Office building
$4.0M
+93.9%
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 Rodeo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rodeo 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%
$2,890,000
6.5%
$2,665,000
7%
$2,475,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,070,000
Current use
MEDICAL BUILDING
$4,240,000
Change: +105% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,065,000
Change: +96% · Conversion: Difficult
OFFICE BUILDING
$4,015,000
Change: +94% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,190,000
Change: +54% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,095,000
Change: +50% · Conversion: Easy
Blend value · Realmo final
$3.03M
Range $2.73M – $3.33M · ±10% · vs last sale $3.35M (Mar 17 2025)
Last sale anchor
$3.35M
Mar 17 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
$259 / 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
$26,019
Tax year 2024
Assessed value
$1,958,889
Assessed 2024
Previous assessed
$1,958,889
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,205,473
Assessed improvement
$753,416
Applied tax rate
62.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1973
Heating
NONE
Stories
1
Total area
11,679 SF
Lot
6.5 ac (283,140 SF)
Zoning code
H-I
APN
358-030-025-3
UPID
US09-0489665
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
H-I · Rodeo, CA
Zoning H-I · permitted uses
H-I · Rodeo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rodeo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$4.1M
OFFICE BUILDING
Est. value
$4.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$3.1M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1973
Heating
NONE
Stories
1
Lot
6.5 ac
Current owner
From public records · entity-resolved
Muir Vineyards LLC
Entity
Mailing address
2825 FRANKLIN CYN RD, RODEO, CA 94572-2116
Mailing matches property
Yes
Owner-occupied
Yes
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
Jun 17, 2025
$3,350,000
Muir Vineyards LLC
Dr Properties LLC
Grant Deed
$2,512,500 · Farmers & Merchants Bank Of Central
Sep 2, 2020
—
D R Properties LLC
—
Deed
related
$1,100,000 · Bank Of The West
Sep 29, 2015
—
D R Properties LLC
Dr Properties LLC
Grant Deed
$950,000 · Bank Of The West
Oct 29, 1999
$1,300,000
Dr Properties LLC
Kirk,howard & Roger G
Grant Deed
$1,201,000 · Heller First Capital
Oct 8, 1999
—
Contra Costa County (ca)
Kirk,howard & Roger G
Trustees Deed
related
—
Jun 20, 1972
—
Howard|gilmore Roger G Kirk
—
Grant Deed
related
—
—
—
Dr Properties LLC
—
Deed Of Trust
related
$600,000 · California Pacific Bank
—
—
Dr Properties LLC
—
Deed Of Trust
related
$1,220,000 · Wachovia Commercial Mortgage
—
—
D R Properties LLC
—
Loan Modification
related
$1,100,000 · Bank Of The West
—
—
Dr Properties LLC
—
Deed Of Trust
related
$200,000 · California Pacific Bank
—
—
D R Properties LLC
—
Deed Of Trust
related
$550,000 · Donna Richey
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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