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Property profile & analytics
OFF-MARKET
Estimated value
$955,000
Retail space
4015 Pacific Blvd San Mateo, CA 94403-4666
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3262699
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Total area
1,500 SF
Lot
0.14 ac (6,244 SF)
APN
040-232-120
UPID
US10-3262699
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
$980k
CAP Approach
CAP
$590k
Comparable Approach
Comparable
$966k
Blend (final)
Blend
$955k
Owner & transaction history
Samaritan House · 6 yrs held
Samaritan House
since 2020
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$980,000
+34.5%
Neighborhood: shopping center
$810,000
+11.3%
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 Mateo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Mateo 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
$935,000
ML approach
$980,000
CAP Approach
CAP Return
Estimation
6%
$640,000
6.5%
$590,000
7%
$545,000
Alternative Use
Use
Estimation
RETAIL STORES
$725,000
Current use
OFFICE BUILDING
$980,000
Change: +35% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$810,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$695,000
Change: -5% · Conversion: Easy
AUTO REPAIR, GARAGE
$680,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$955k
Range $860k – $1.05M · ±10% · vs last sale $950k (May 4 2020)
Last sale anchor
$950k
May 4 2020
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
$637 / 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
$12,912
Tax year 2024
Assessed value
$1,018,587
Assessed 2024
Previous assessed
$1,018,587
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$932,814
Assessed improvement
$85,773
Applied tax rate
12.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1948
Heating
NONE
Stories
1
Total area
1,500 SF
Lot
0.14 ac (6,244 SF)
APN
040-232-120
UPID
US10-3262699
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, 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
RETAIL STORES Current
Est. value
$725,000
OFFICE BUILDING
Est. value
$980,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$810,000
COMMERCIAL (GENERAL)
Est. value
$695,000
AUTO REPAIR, GARAGE
Est. value
$680,000
RETAIL STORES Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1948
Heating
NONE
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Samaritan House
Individual
Mailing address
4031 PACIFIC BLVD, SAN MATEO, CA 94403-4666
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 4, 2020
$950,000
Samaritan House
Moriki Sakima
Grant Deed
—
Oct 16, 2017
—
Moriki Sakima
—
Deed
related
$370,000 · East West Bank
Jul 30, 2007
$875,000
Moriki Sakima
Cabaceira,luis & Luisa
Grant Deed
$437,500 · Metro United Bank
Jul 30, 2007
—
Moriki Sakima
Igarashi,kaoru
Grant Deed
related
—
Jul 3, 2003
$330,000
Luis Cabeceira
Von Nuemann,g J
Grant Deed
$175,000 · Roger W Hartelius
Nov 30, 2001
$425,000
G J Von Neumann
Cuni,joseph
Grant Deed
$425,000 · Joseph Cuni
Nov 30, 2001
—
Roger W Hartelius
Hartelius,siv B
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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