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Property profile & analytics
OFF-MARKET
Estimated value
$87,955,000
Office buildings
4125 Hopyard Rd Pleasanton, CA 94588-8534
Individually Owned
~
Est. High Equity
Property ID
US09-6656660
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
TILT-UP CONCRETE
Total area
300,597 SF
Lot
19.34 ac (842,399 SF)
APN
941-2760-17
UPID
US09-6656660
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
-
Squash and Stretch Productions l Story Coaching | Explainer Videos Marketing & Advertising Advertising Agency
-
MGO.ONE LLC (Bike/Boat/Book/etc) Store Corporate Office
-
Boomcycle Digital Marketing Agency Marketing & Advertising (Bike/Boat/Book/etc) Store
-
ASAP CREDIT REPAIR AMERICA Financial Advisor
-
EB ड्राइविंग स्कूल Driving School Training Center Vocational School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$99.69M
Comparable Approach
Comparable
$116.56M
Blend (final)
Blend
$87.96M
Owner & transaction history
Sutter Health
Sutter Health
since 2026
Last sale
$78.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$127.7M
+2.1%
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
$67,535,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$107,995,000
6.5%
$99,690,000
7%
$92,570,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$125,125,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$127,710,000
Change: +2% · Conversion: Difficult
MEDICAL BUILDING
$118,840,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$87.96M
Range $79.16M – $96.75M · ±10% · vs last sale $78.00M (Jan 31 2022)
Last sale anchor
$78.00M
Jan 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
$293 / 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
$940,799
Tax year 2023
Assessed value
$81,151,200
Assessed 2024
Previous assessed
$79,560,000
+2.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$35,373,600
Assessed improvement
$45,777,600
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
4
Stories
2
Units
1
Total area
300,597 SF
Lot
19.34 ac (842,399 SF)
APN
941-2760-17
UPID
US09-6656660
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 Current
Est. value
$125.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$127.7M
MEDICAL BUILDING
Est. value
$118.8M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
4
Units
1
Lot
19.34 ac
Current owner
From public records · entity-resolved
Sutter Health
Individual
Mailing address
1530 OBRIEN DR STE C, MENLO PARK, CA 94025-1454
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2026
$45,000,000
Sutter Health
Hopyard Road Portfolio LLC
Grant Deed
—
Feb 7, 2022
—
Iiopyard Road Portfolio LLC
—
Deed
related
$86,512,500 · Capital One Bank NA
Jan 31, 2022
$78,000,000
Hopyard Road Portfolio LLC
Britannia Property Owner LLC
Grant Deed
$86,512,500 · Capital One Bank NA
Oct 1, 2018
—
Britannia Property Owner LLC
—
Trustees Deed
related
$47,500,000 · Natixis New York Branch
Dec 14, 2015
$58,810,000
Britannia Property Owner LLC
Nnn Britannia Business Center I LLC
Grant Deed
—
Sep 20, 2006
$996,000
Nnn Britannia Busn Ctr 137 LLC
Nnn Britannia Busn Ctr I LLC
Grant Deed
—
Aug 2, 2006
$3,734,500
Nnn Britannia Business Ctr I
Nnn Britannia Busn Ctr I LLC
Grant Deed
—
May 4, 2006
$4,679,000
Nnn Britannia Busn Ctr I 25
Nnn Britannia Business Ctr I
Grant Deed
—
Feb 14, 2006
$4,374,000
Nnn Britannia Busn Ctr I 19 Ll
Nnn Britannia Busn Ctr I LLC
Grant Deed
—
Feb 2, 2006
$2,347,500
Nnn Britannia Busn Ctr I 18 Ll
Nnn Britannia Busn Ctr I LLC
Grant Deed
—
Jan 11, 2006
$3,129,500
Nnn Britannia Busn Ctr I 14
Nnn Britannia Busn Ctr I LLC
Grant Deed
—
Nov 22, 2005
$2,312,000
Nnn Britannia Busn Ctr I 11
Nnn Britannia Busn Ctr I LLC
Grant Deed
—
Oct 20, 2005
—
Nnn Britannia Business Center I LLC
Britannia Hacienda V LP
Grant Deed
$60,000,000 · Wachovia Bank NA
May 28, 1998
—
Britanna Hacienda V LP
—
Deed Of Trust
related
$20,000,000 · Northwestern Mutual Life INC
Jun 28, 1996
—
Brittania Hacienda V LP
Prudential Insurance Of Americ
Grant Deed
$15,000,000 · Sdk INC
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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