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Property profile & analytics
OFF-MARKET
Estimated value
$2,750,000
Flex space
3900 Vly Ave Pleasanton, CA 94566-4871
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9059432
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1999
Construction
TILT-UP CONCRETE
Total area
8,016 SF
Lot
0.21 ac (9,360 SF)
APN
946-4547-158
UPID
US09-9059432
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
-
Bay Area Community Services (BACS) Valley Wellness Center Medical Clinic
-
Jonathan N. Willett, MA Physician
-
TopNotch Roof & Gutters Construction Company
-
Lisa Gross, PhD Physician Medical Clinic
-
Gail Schukle Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.91M
Blend (final)
Blend
$2.75M
Owner & transaction history
3900 Valley Ave Property LLC · 1 yrs held
3900 Valley Ave Property LLC
since 2024
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.2M
+97.4%
Restaurant
$4.0M
+89.3%
Neighborhood: shopping center
$3.4M
+59.7%
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
$2,750,000
ML approach
$2,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,130,000
Current use
OFFICE BUILDING
$4,210,000
Change: +97% · Conversion: Difficult
RESTAURANT
$4,035,000
Change: +89% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,405,000
Change: +60% · Conversion: Difficult
MEDICAL BUILDING
$3,170,000
Change: +49% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,580,000
Change: +21% · Conversion: Easy
RETAIL STORES
$2,275,000
Change: +7% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,245,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$2.75M
Range $2.48M – $3.03M · ±10% · vs last sale $2.75M (Jul 29 2024)
Last sale anchor
$2.75M
Jul 29 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
$343 / 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
$17,760
Tax year 2024
Assessed value
$1,499,874
Assessed 2024
Previous assessed
$1,499,874
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$225,995
Assessed improvement
$1,273,879
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Units
2
Bathrooms
2
Total area
8,016 SF
Lot
0.21 ac (9,360 SF)
APN
946-4547-158
UPID
US09-9059432
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.1M
OFFICE BUILDING
Est. value
$4.2M
RESTAURANT
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.6M
RETAIL STORES
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.2M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Units
2
Bathrooms
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
3900 Valley Ave Property LLC
Entity
Mailing address
1465 ARROYO SECO DR, CAMPBELL, CA 95008-3322
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2024
$1,375,000
3900 Valley Ave Property LLC
Leo Lam
Grant Deed
$2,499,900 · Us Bank NA
Jul 29, 2024
$2,750,000
3900 Valley Ave Property LLC
Leo Lam
Grant Deed
$2,499,900 · Us Bank NA
Sep 28, 2016
—
Lam Family Trust
Lam Family Trust
Quit Claim Deed
related
$927,000 · Bank Of The West
Nov 1, 2012
—
Lam Family Trust
Lam,leo C
Quit Claim Deed
related
$1,120,000 · Aufdermaur F & A M Trust
Nov 1, 2012
$1,242,500
Leo C Lam
Rajala Family Trust
Grant Deed
—
Feb 11, 1999
$954,000
Rajala Trust
Antrim Group Ltd
Grant Deed
$485,500 · Us Bank
Sep 11, 1998
—
Antrim Group Ltd
—
Grant Deed
related
$2,985,000 · Us Bank
Aug 12, 1998
$1,270,000
Antrim Group Ltd
Trident Associates
Grant Deed
$608,600 · Us Bank
Aug 10, 1998
—
Valley Business Park Trident
Trident Corporation
Quit Claim Deed
related
—
—
—
Rajala Trust
—
Deed Of Trust
related
$405,000 · Bay Area Emp Development
—
—
Rajala Family Trust
—
Deed Of Trust
related
$574,515 · Us Bank NA
—
—
John O Rajala
—
Deed Of Trust
related
$30,000 · Us 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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