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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Office buildings
435 Johnston St Half Moon Bay, CA 94019-1717
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1628497
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1920
Total area
1,160 SF
Lot
0.11 ac (5,000 SF)
Zoning code
CD0000
APN
056-168-080
UPID
US09-1628497
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
by Request
CAP Approach
CAP
$610k
Comparable Approach
Comparable
$397k
Blend (final)
Blend
$595k
Owner & transaction history
Joseph C Angelini · 1 yrs held
Joseph C Angelini
since 2024
7 recorded transactions
Zoning & alternative use
CD0000 · Half Moon Bay, CA
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 Half Moon Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Half Moon Bay 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$660,000
6.5%
$610,000
7%
$565,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$745,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$625,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±10%
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
$513 / 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
$8,562
Tax year 2024
Assessed value
$697,877
Assessed 2024
Previous assessed
$697,877
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$191,358
Assessed improvement
$506,519
Applied tax rate
17.0000
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 (MULTI-STORY)
Status
Off-Market
Year built
1920
Heating
CENTRAL
Cooling
CENTRAL
Rooms
5
Bathrooms
1
Total area
1,160 SF
Lot
0.11 ac (5,000 SF)
Zoning code
CD0000
APN
056-168-080
UPID
US09-1628497
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CD0000 · Half Moon Bay, CA
Zoning CD0000 · permitted uses
CD0000 · Half Moon Bay, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Half Moon Bay. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$745,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$625,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1920
Heating
CENTRAL
Cooling
Yes
Rooms
5
Bathrooms
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Joseph C Angelini
Individual
Mailing address
795 JOHNSTON ST, HALF MOON BAY, CA 94019-1958
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Apr 29, 2025
—
Joseph C Angelini
—
Deed
related
$800,000 · The Loan Store INC
Dec 20, 2024
—
Joseph C Angelini
Joseph C Angelini
Deed
related
$800,000 · The Loan Store INC
Aug 21, 2023
—
Joseph C Angelini
—
Deed
related
$850,000 · Rick D Angelini Etal
Jul 11, 2014
—
Angelini Family Trust
Angelini,joseph C & Ellen M
Quit Claim Deed
related
—
Mar 24, 1998
—
Joseph Angelini
Angelini,norman & Suzanne J
Quit Claim Deed
related
—
Dec 10, 1996
—
Joseph Angelini
Joseph Angelini Trustee
Quit Claim Deed
related
—
Dec 9, 1996
—
Angelini Trust
Angelini,florence
Quit Claim Deed
related
—
Jun 26, 1996
$235,000
Joseph Angelini
Mecchi,henry L & Gloria M
Grant Deed
$165,000 · Allied Savings Bank
Mar 23, 1994
—
Henry L Mecchi
Henry L Meechi T
Quit Claim Deed
related
—
—
—
Henry L Mecchi
—
Deed Of Trust
related
$150,000 · Mortgage Service America Co
—
—
Joseph Angelini
—
Deed Of Trust
related
$153,122 · Wells Fargo Home Mortgage INC
—
—
Joseph Angelini
—
Deed Of Trust
related
$440,000 · Bank Of The West
—
—
Henry L Mecchi
—
Deed Of Trust
related
$400,000 · Ricardo Armas #ar-00
—
—
Joseph C Angelini
—
Deed Of Trust
related
$33,500 · Us Small Business Admn
—
—
Henry L Mecchi
—
Deed Of Trust
related
$30,000 · Individual
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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