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Property profile & analytics
OFF-MARKET
Estimated value
$55,805,000
Apartment buildings
4320 Vly Ave Pleasanton, CA 94566-5545
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6751369
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Construction
WOOD
Total area
139,490 SF
Lot
7.37 ac (321,037 SF)
APN
946-4554-1
UPID
US09-6751369
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
-
KitchenAid Repair Pleasanton Home Appliance Store
-
Vercanta Pleasanton Apartments Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$49.80M
Blend (final)
Blend
$55.81M
Owner & transaction history
Cb Pleasanton LLC · 5 yrs held
Cb Pleasanton LLC
since 2021
Last sale
$58.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$73.2M
+115.4%
Restaurant
$70.2M
+106.5%
Neighborhood: shopping center
$59.3M
+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
$55,615,000
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)
$34,010,000
Current use
OFFICE BUILDING
$73,245,000
Change: +115% · Conversion: Moderate
RESTAURANT
$70,220,000
Change: +106% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$59,260,000
Change: +74% · Conversion: Difficult
MEDICAL BUILDING
$55,145,000
Change: +62% · Conversion: Moderate
AUTO REPAIR, GARAGE
$44,920,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$39,585,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$39,060,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$55.81M
Range $50.22M – $61.39M · ±10% · vs last sale $58.90M (Feb 23 2021)
Last sale anchor
$58.90M
Feb 23 2021
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
$400 / 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
$730,802
Tax year 2023
Assessed value
$62,361,783
Assessed 2024
Previous assessed
$61,293,580
+1.7% YoY
Effective rate
1.17%
On assessed value
Assessed land
$15,918,000
Assessed improvement
$46,443,783
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
1984
Construction
WOOD
Heating
NONE
Buildings
20
Stories
2
Units
150
Rooms
675
Bathrooms
206
Total area
139,490 SF
Lot
7.37 ac (321,037 SF)
APN
946-4554-1
UPID
US09-6751369
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
$34.0M
OFFICE BUILDING
Est. value
$73.2M
RESTAURANT
Est. value
$70.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$59.3M
MEDICAL BUILDING
Est. value
$55.1M
AUTO REPAIR, GARAGE
Est. value
$44.9M
RETAIL STORES
Est. value
$39.6M
COMMERCIAL (GENERAL)
Est. value
$39.1M
APARTMENT HOUSE (5+ UNITS) Current
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
1984
Construction
WOOD
Heating
NONE
Stories
2
Buildings
20
Units
150
Rooms
675
Bathrooms
206
Lot
7.37 ac
Current owner
From public records · entity-resolved
Cb Pleasanton LLC
Entity
Mailing address
12121 WILSHIRE BLVD STE #700, LOS ANGELES, CA 90025-1168
Ownership since
2021
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
Aug 30, 2023
—
Ht Pleasanton LLC
—
Deed
related
$35,665 · Jll Real Estate Capital LLC
Feb 23, 2021
$58,900,000
Cb Pleasanton LLC
Gs Pleasanton LLC
Grant Deed
$36,200,000 · Cbre Capital Markets INC
Jun 3, 2015
$53,000,000
Gs Pleasanton LLC
Marin County Employees Retire
Grant Deed
$34,000,000 · Canadian Imperial Bk/commerc
Aug 1, 1995
—
Marin County Employees' Retire
Valley Plaza Apartments Joint
Trustees Deed
related
—
Jan 4, 1994
$39,000
Clement Trust
Matteson Trust
Grant Deed
related
—
Oct 8, 1993
$38,500
Clement Trust
Gilbert&beulah T
Grant Deed
related
—
Aug 12, 1993
$178,500
Stanley Goodstein Trustee
Tom,g./tom,b. Tr
Grant 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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