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Property profile & analytics
OFF-MARKET
Estimated value
$2,925,000
Apartment buildings
398 Euclid Ave Oakland, CA 94610-3272
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US09-8567015
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1959
Construction
WOOD
Total area
20,792 SF
Lot
0.19 ac (8,400 SF)
APN
10-785-24
UPID
US09-8567015
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.05M
Blend (final)
Blend
$2.93M
Owner & transaction history
Normand A Groleau · 14 yrs held
Normand A Groleau
since 2012
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.6M
+6.5%
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 Oakland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakland 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,305,000
Current use
COMMERCIAL (GENERAL)
$4,585,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$2.93M
Range $2.63M – $3.22M · ±10%
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
$141 / 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
$72,954
Tax year 2023
Assessed value
$4,036,769
Assessed 2024
Previous assessed
$3,946,708
+2.3% YoY
Effective rate
1.81%
On assessed value
Assessed land
$1,313,420
Assessed improvement
$2,723,349
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Buildings
1
Stories
5
Units
25
Bathrooms
26
Total area
20,792 SF
Lot
0.19 ac (8,400 SF)
APN
10-785-24
UPID
US09-8567015
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS) Current
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
1959
Construction
WOOD
Heating
NONE
Stories
5
Buildings
1
Units
25
Bathrooms
26
Lot
0.19 ac
Current owner
From public records · entity-resolved
Normand A Groleau
Individual
Mailing address
149 EDGEWOOD AVE, MILL VALLEY, CA 94941-3376
Ownership since
2012
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
Mar 31, 2022
—
Michelle L Groleau
—
Deed
related
$1,000,000 · Jpmorgan Chase Bank NA
May 29, 2019
—
Michelle L Groleau
—
Deed
related
$3,065,000 · Jpmorgan Chase Bank NA
Feb 29, 2012
—
Normand A Groleau
Normand A Groleau
Intrafamily Transfer
related
$1,700,000 · Jpmorgan Chase Bank NA
Jan 18, 2007
—
Normand A Groleau
Kerwood Apartments LLC
Grant Deed
$1,750,000 · Washington Mutual Bank
Jun 15, 2005
—
Harry W Shepherd
Shepherd,patricia
Quit Claim Deed
related
—
Jun 15, 2005
$2,300,000
Kerwood Apartments LLC
Shepherd,harry W
Grant Deed
$1,660,000 · Commercial Capital Bank Fsb
Nov 4, 2004
—
398 Euclid Properties
Shepherd,harry R
Affidavit Of Death
related
—
Mar 3, 1999
$15,300,000
398 Euclid Properties
Shepherd Trust
Trustees Deed
—
Mar 3, 1999
—
Shepherd Trust
Petertsen,margaret A
Quit Claim Deed
related
—
Mar 3, 1999
$2,086,363
Shepherd Trust
Shepherd Trust
Trustees Deed
related
—
Jan 6, 1997
—
Shepherd Trust
Shepherd,harry R
Quit Claim Deed
related
—
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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