3200 Alpine Rd Portola Valley, CA 94028-7523
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$7.72M
Range $6.94M – $8.49M (±10%)
Property ID
US09-1253252
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2004
Total area
19,404 SF
Lot
2.43 ac (105,899 SF)
Zoning code
CL00C1
APN
077-172-310
UPID
US09-1253252
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.20M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.72M
Owner & transaction history
since 2021
6 recorded transactions
Zoning & alternative use
CL00C1 · Portola Valley, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.72M
Value range
$6.94M – $8.49M
±10% around blend
Estimated value / SF
$398 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
70
$6.94M
blend $7.72M
$8.49M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
19,404 SF
Lot area
2.43 ac
Year built
2004
Stories
1
APN
077-172-310
Assessed value
$36,518,040
Annual tax
$404,960
3
Income approach: direct capitalization
Partial preview
Income approach indication
$10.20M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$11.05M
@ 6.5% CAP return
$10.20M
@ 7% CAP return
$9.47M
4
Sales comparison
Partial preview
Sales approach indication
$4.12M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.8 mi away · 22,659 SF
15.8 mi away · 20,665 SF
16.0 mi away · 23,500 SF
16.0 mi away · 20,480 SF
23.6 mi away · 24,300 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.72M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 168 sales
$641
-38%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $398/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$36.52M
Move the market yield to see immediate price impact.
Value / SF
$1,882
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$2.30M
$46.01M
$32.87M
$25.56M
$2.56M
$51.13M
$36.52M
$28.40M
$2.81M
$56.24M
$40.17M
$31.24M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$6.75M
13.2 mi · Dec 2025 · $461/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$404,960
Tax year 2024
Assessed value
$36,518,040
Assessed 2024
Previous assessed
$36,518,040
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$26,738,280
Assessed improvement
$9,779,760
Applied tax rate
61.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2004
Heating
NONE
Stories
1
Total area
19,404 SF
Lot
2.43 ac (105,899 SF)
Zoning code
CL00C1
APN
077-172-310
UPID
US09-1253252
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CL00C1 · Portola Valley, CAZoning CL00C1 · permitted uses
CL00C1 · Portola Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2004
Heating
NONE
Stories
1
Lot
2.43 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CL00C1
Jurisdiction
Portola Valley, CA
Recorded code
CL00C1
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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