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Property profile & analytics
OFF-MARKET
Estimated value
$40,500,000
Office buildings
2953 Alcosta Blvd San Ramon, CA 94583
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3304532
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
81,011 SF
Lot
4.64 ac (202,293 SF)
Zoning code
CM
APN
213-020-046-8
UPID
US09-3304532
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$40.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$33.39M
Blend (final)
Blend
$40.50M
Owner & transaction history
Kl Lb Buy 2 LLC · 2 yrs held
Kl Lb Buy 2 LLC
since 2024
Last sale
$40.5M
6 recorded transactions
Zoning & alternative use
CM · San Ramon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$35.4M
+27.2%
Medical building
$29.4M
+5.7%
Commercial (general)
$28.2M
+1.3%
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 San Ramon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Ramon 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
$40,500,000
ML approach
$40,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$27,850,000
Current use
RESTAURANT
$35,425,000
Change: +27% · Conversion: Moderate
MEDICAL BUILDING
$29,425,000
Change: +6% · Conversion: Easy
COMMERCIAL (GENERAL)
$28,195,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$40.50M
Range $36.45M – $44.55M · ±10% · vs last sale $40.50M (Jan 19 2024)
Last sale anchor
$40.50M
Jan 19 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
$500 / 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
$180,937
Tax year 2024
Assessed value
$15,500,000
Assessed 2024
Previous assessed
$15,500,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$6,173,300
Assessed improvement
$9,326,700
Applied tax rate
17.0000
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
Status
Off-Market
Year built
1980
Heating
NONE
Stories
1
Total area
81,011 SF
Lot
4.64 ac (202,293 SF)
Zoning code
CM
APN
213-020-046-8
UPID
US09-3304532
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
CM · San Ramon, CA
Zoning CM · permitted uses
CM · San Ramon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Ramon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$27.9M
RESTAURANT
Est. value
$35.4M
MEDICAL BUILDING
Est. value
$29.4M
COMMERCIAL (GENERAL)
Est. value
$28.2M
OFFICE BUILDING Current
RESTAURANT
MEDICAL BUILDING
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
1980
Heating
NONE
Stories
1
Lot
4.64 ac
Current owner
From public records · entity-resolved
Kl Lb Buy 2 LLC
Entity
Mailing address
2603 CAMINO RAMON STE #500, SAN RAMON, CA 94583-9131
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2024
$40,500,000
Kl Lb Buy 2 LLC
Lennar Homes Of California LLC
Grant Deed
—
Jan 17, 2024
$405,000
Lennar Homes Of California LLC
Nearon Sunset LLC
Grant Deed
—
Mar 1, 2018
—
Nearon Sunset LLC
—
Grant Deed
related
$25,000,000 · Mufg Union Bk NA
Sep 1, 2010
—
Nearon Sunset LLC
—
Deed Of Trust
related
$26,000,000 · Unum Life Ins Co America
Jul 6, 2001
—
Nearon Sunset LLC
Sunset Business Park Investors
Quit Claim Deed
related
$18,500,000 · Mony Life Insurance Co
—
—
Sunset Business Park Investors
—
Deed Of Trust
related
$601,945 · Union Bank
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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