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Property profile & analytics
OFF-MARKET
Estimated value
$4,235,000
Apartment buildings
399 Angela St Pleasanton, CA 94566-7336
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-6974826
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1964
Construction
WOOD
Total area
9,784 SF
Lot
0.48 ac (20,800 SF)
APN
94-153-12-1
UPID
US09-6974826
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
$4.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.49M
Blend (final)
Blend
$4.24M
Owner & transaction history
Fayez E Abboud · 3 yrs held
Fayez E Abboud
since 2022
Last sale
$4.8M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.1M
+115.4%
Restaurant
$4.9M
+106.5%
Neighborhood: shopping center
$4.2M
+74.3%
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 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
$4,060,000
ML approach
$4,115,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,140,000
Change: +115% · Conversion: Moderate
RESTAURANT
$4,925,000
Change: +106% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,155,000
Change: +74% · Conversion: Difficult
MEDICAL BUILDING
$3,870,000
Change: +62% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,150,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$2,775,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,740,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$4.24M
Range $3.81M – $4.66M · ±10% · vs last sale $4.75M (Aug 31 2022)
Last sale anchor
$4.75M
Aug 31 2022
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
$433 / 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
$56,668
Tax year 2023
Assessed value
$4,850,050
Assessed 2024
Previous assessed
$4,755,050
+2.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,530,000
Assessed improvement
$3,320,050
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
10
Rooms
48
Bathrooms
12
Total area
9,784 SF
Lot
0.48 ac (20,800 SF)
APN
94-153-12-1
UPID
US09-6974826
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
OFFICE BUILDING
Est. value
$5.1M
RESTAURANT
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.2M
RETAIL STORES
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.7M
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
1964
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
10
Rooms
48
Bathrooms
12
Lot
0.48 ac
Current owner
From public records · entity-resolved
Fayez E Abboud
Individual
Mailing address
PO BOX 3975, HAYWARD, CA 94540-3975
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2022
$4,750,000
Fayez E Abboud
Sister Sister Sister LLC
Grant Deed
$2,100,000 · First Republic Bank
Jul 15, 2008
—
Sister Sister Sister LLC
Glaservest
Grant Deed
$800,000 · First California Bank
Jan 2, 1991
$300,000
Glaservest Gp
Daily,d./juarez,
Grant Deed
$300,000 · Glendale Federal Bank
—
—
Glaservest
—
Deed Of Trust
related
$780,000 · World Savings 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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