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Property profile & analytics
OFF-MARKET
Estimated value
$2,900,000
Apartment buildings
4330 Appian Way El Sobrante, CA 94803-2242
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0434161
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Total area
8,460 SF
Lot
0.31 ac (13,500 SF)
Zoning code
R-B
APN
425-170-036-7
UPID
US09-0434161
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
$2.91M
CAP Approach
CAP
$1.89M
Comparable Approach
Comparable
$2.71M
Blend (final)
Blend
$2.90M
Owner & transaction history
Fema Investments LLC · 2 yrs held
Fema Investments LLC
since 2023
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
R-B · El Sobrante, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+81.5%
Medical building
$3.1M
+50.7%
Commercial (general)
$2.4M
+17.3%
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 El Sobrante submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Sobrante 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
$3,090,000
ML approach
$2,905,000
CAP Approach
CAP Return
Estimation
6%
$2,045,000
6.5%
$1,885,000
7%
$1,750,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,040,000
Current use
RESTAURANT
$3,700,000
Change: +81% · Conversion: Difficult
MEDICAL BUILDING
$3,075,000
Change: +51% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,390,000
Change: +17% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,185,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$2,090,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$2.90M
Range $2.61M – $3.19M · ±10% · vs last sale $2.89M (Jul 31 2023)
Last sale anchor
$2.89M
Jul 31 2023
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
$343 / 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
$47,165
Tax year 2024
Assessed value
$2,890,900
Assessed 2024
Previous assessed
$2,890,900
+0.0% YoY
Effective rate
1.63%
On assessed value
Assessed land
$1,200,000
Assessed improvement
$1,690,900
Applied tax rate
85.0000
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
1960
Heating
NONE
Stories
1
Units
12
Rooms
12
Total area
8,460 SF
Lot
0.31 ac (13,500 SF)
Zoning code
R-B
APN
425-170-036-7
UPID
US09-0434161
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
R-B · El Sobrante, CA
Zoning R-B · permitted uses
R-B · El Sobrante, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Sobrante. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.0M
RESTAURANT
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE 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
1960
Heating
NONE
Stories
1
Units
12
Rooms
12
Lot
0.31 ac
Current owner
From public records · entity-resolved
Fema Investments LLC
Entity
Mailing address
1505 MONUMENT BLVD, CONCORD, CA 94520-4201
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2023
$2,891,000
Fema Investments LLC
Howard D Ruud
Grant Deed
$1,850,000 · Redwood Cu
Jun 29, 2016
—
Howard D Ruud
Howard D Ruud
Intrafamily Transfer
related
$25,000 · Jpmorgan Chase Bank NA
Mar 1, 2000
$790,000
Ruud Trust
Connors,john M
Trustees Deed
$592,500 · Bay View Bank
Mar 1, 2000
—
Ruud Trust
Ruud,joanne B
Quit Claim Deed
related
—
Feb 18, 2000
$45,000
John M Connors
Connors,john M
Quit Claim Deed
related
—
Jul 1, 1998
—
John M Connors
Connors,bertha E
Quit Claim Deed
related
$425,250 · Bay View Bank
Jul 1, 1998
$567,000
Connors,john M
Fuerst,robert E & Shirley
Trustees Deed
—
Dec 13, 1995
—
Bernavich Trust
Bernavich,frank
Quit Claim Deed
related
—
Nov 14, 1994
—
Fuerst Trust
Fuerst,frank
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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