Back to Search
Property profile & analytics
FOR LEASE
Office buildings
435 Valley View Rd El Sobrante, CA 94803
Trust Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2812600
For Lease
1 / 15
Contact for pricing
435 Valley View Rd, El Sobrante, CA 94803
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1949
Total area
4,200 SF
Lot
0.19 ac (8,255 SF)
Zoning code
R-B
APN
425-251-002-1
UPID
US10-2812600
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
$855k
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$380k
Owner & transaction history
Hodies,geoffrey Trust · 11 yrs held
Hodies,geoffrey Trust
since 2015
7 recorded transactions
Zoning & alternative use
R-B · El Sobrante, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+14.3%
Auto repair, garage
$1.1M
+4.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$925,000
6.5%
$855,000
7%
$795,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,040,000
Current use
COMMERCIAL (GENERAL)
$1,190,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,085,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$380k
Range $342k – $418k · ±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
$90 / 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
$11,082
Tax year 2024
Assessed value
$719,242
Assessed 2024
Previous assessed
$719,242
+0.0% YoY
Effective rate
1.54%
On assessed value
Assessed land
$229,987
Assessed improvement
$489,255
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1949
Heating
NONE
Stories
1
Units
6
Rooms
6
Total area
4,200 SF
Lot
0.19 ac (8,255 SF)
Zoning code
R-B
APN
425-251-002-1
UPID
US10-2812600
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
R-B · El Sobrante, CAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1949
Heating
NONE
Stories
1
Units
6
Rooms
6
Lot
0.19 ac
Current owner
From public records · entity-resolved
Hodies,geoffrey Trust
Trust
Mailing address
5726 VIA MONTECITO, GRANITE BAY, CA 95746-5838
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2015
—
Hodies,geoffrey Trust
Hodies Geoffrey Trust
Quit Claim Deed
related
—
May 22, 2009
—
Hodies Geoffrey Trust
Lily Dev Group
Quit Claim Deed
related
—
Apr 28, 2004
$600,000
Lily Dev Group LP
Costa,tr
Grant Deed
$360,000 · East West Bank
Jan 9, 2002
—
Costa Trust
Costa,wilma R
Quit Claim Deed
related
—
Feb 17, 2000
$260,000
Wilma R Costa
Valley View Properties
Grant Deed
$208,000 · Seller
Sep 22, 1995
—
Valley View Properties
Fidelity National Title Ins
Quit Claim Deed
related
—
—
—
Wilma R Costa
—
Deed Of Trust
related
$1,000,000 · Mainland Holdings USA LLC
—
—
Costa,tr
—
Deed Of Trust
related
$250,000 · David Case
—
—
Wilma Costa
—
Deed Of Trust
related
$150,000 · Individual
—
—
Wilma R Costa
—
Deed Of Trust
related
$180,000 · George Jarvis Trustee
Apr 1, 1969
—
—
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
