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Property profile & analytics
OFF-MARKET
Estimated value
$26,640,000
Office buildings
4280 Hacienda Dr Pleasanton, CA 94588-2719
Entity Owned
12-yr Hold
Free & Clear
Property ID
US09-9054423
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Construction
STEEL FRAME
Total area
141,000 SF
Lot
8.35 ac (363,698 SF)
APN
941-2762-18-1
UPID
US09-9054423
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
-
Veeva Systems Inc (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$26.64M
Owner & transaction history
Veeva Property Holdings LLC · 12 yrs held
Veeva Property Holdings LLC
since 2014
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$189 / 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
$370,862
Tax year 2023
Assessed value
$31,810,141
Assessed 2024
Previous assessed
$31,335,164
+1.5% YoY
Effective rate
1.17%
On assessed value
Assessed land
$8,483,400
Assessed improvement
$23,326,741
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
1993
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
2
Units
1
Total area
141,000 SF
Lot
8.35 ac (363,698 SF)
APN
941-2762-18-1
UPID
US09-9054423
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
Building & site characteristics
From public records
Year built
1993
Construction
STEEL FRAME
Heating
NONE
Stories
2
Buildings
1
Units
1
Lot
8.35 ac
Current owner
From public records · entity-resolved
Veeva Property Holdings LLC
Entity
Free & Clear · 12 yrs held
Mailing address
4637 CHABOT DR STE #200, PLEASANTON, CA 94588-2753
Ownership since
2014
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 22, 2014
—
Veeva Property Holdings LLC
Duffield Family Foundation
Grant Deed
—
Mar 15, 2013
—
Duffield Family Foundation
Lake Tahoe Land Co LLC
Grant Deed
—
Jan 31, 2012
$16,700,000
Lake Tahoe Land Co LLC
Bep Pleasanton Invtrs II LLC
Grant Deed
—
Jun 24, 2011
—
Pleasanton Investors Bep II
Bep Pleasanton Investors LLC
Quit Claim Deed
—
Oct 22, 2010
—
Bep Pleasanton Investors LLC
5700 & 5720 Stoneridge Drive H
Grant Deed
related
—
Apr 5, 2010
$24,000,000
5700 Drive
Assured Lender Svcs INC
Trustees Deed
related
—
Mar 23, 2006
—
Nnn Britannia Busn Ctr II Ll
Owner,record
Grant Deed
—
Mar 2, 2006
$3,574,500
Nnn Britannia Busn Ctr II 26
Nnn Britannia Busn Ctr II LLC
Grant Deed
—
Feb 2, 2006
$3,849,500
Nnn Britannia Busn Ctr II 21
Nnn Britannia Busn Ctr II LLC
Grant Deed
—
Dec 13, 2005
$3,736,000
Nnn Britannia Busn Ctr II 13
Nnn Britannia Busn Ctr II LLC
Grant Deed
—
Nov 22, 2005
$3,359,500
Nnn Britannia Busn Ctr 1 LLC
Nnn Britannia Busn Ctr II LLC
Grant Deed
—
Oct 5, 2005
—
Nnn Britannia Business Center II Ll
Britannia Hacienda II LP
Grant Deed
$41,000,000 · Wachovia Bank NA
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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