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Property profile & analytics
OFF-MARKET
Estimated value
$5,770,000
Investment properties
438 Main St Pleasanton, CA 94566-7370
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-8153107
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1986
Construction
WOOD
Total area
22,940 SF
Lot
0.42 ac (18,443 SF)
APN
94-103-8-3
UPID
US09-8153107
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
-
American Harvest (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.15M
Comparable Approach
Comparable
$6.43M
Blend (final)
Blend
$5.77M
Owner & transaction history
450 Main Group LLC · 2 yrs held
450 Main Group LLC
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$9.1M
+41.2%
Auto repair, garage
$7.4M
+15.0%
Retail stores
$6.5M
+1.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$7,740,000
6.5%
$7,145,000
7%
$6,635,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,425,000
Current use
MEDICAL BUILDING
$9,070,000
Change: +41% · Conversion: Easy
AUTO REPAIR, GARAGE
$7,385,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$6,510,000
Change: +1% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,100,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$5.77M
Range $5.19M – $6.35M · ±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
$252 / 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
$74,659
Tax year 2023
Assessed value
$6,437,870
Assessed 2024
Previous assessed
$6,311,659
+2.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,152,667
Assessed improvement
$5,285,203
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Buildings
1
Stories
2
Units
8
Total area
22,940 SF
Lot
0.42 ac (18,443 SF)
APN
94-103-8-3
UPID
US09-8153107
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
COMMERCIAL (GENERAL) Current
Est. value
$6.4M
MEDICAL BUILDING
Est. value
$9.1M
AUTO REPAIR, GARAGE
Est. value
$7.4M
RETAIL STORES
Est. value
$6.5M
INDUSTRIAL (GENERAL)
Est. value
$6.1M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (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
1986
Construction
WOOD
Heating
NONE
Stories
2
Buildings
1
Units
8
Lot
0.42 ac
Current owner
From public records · entity-resolved
450 Main Group LLC
Entity
Mailing address
450 MAIN ST STE #200, PLEASANTON, CA 94566-7079
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2024
—
450 Main Group LLC
—
Deed
related
$2,125,000 · Jpmorgan Chase Bank NA
Jun 10, 2024
—
450 Main Group LLC
Mei Fong Tong
Deed
—
Jul 12, 2023
—
Ronald Tong
Mei Fong Tong
Intrafamily Transfer
related
—
Jan 10, 2023
—
Mei Fong Tong
438 Main Downtown LLC
Grant Deed
—
Jan 28, 2021
—
438 Main Downtown LLC
Survivors Mei F T Trust
Quit Claim Deed
related
—
Jan 24, 2013
—
Tong James & Mei F 2012 Trust
Tong,james & Mei F
Quit Claim Deed
related
—
Apr 13, 1999
$543,636
James Tong
Bindi Trust
Grant Deed
$1,500,000 · Fremont Bank
Dec 7, 1988
$3,000,000
The Bindi Family
Equity Preservat
Grant Deed
$1,900,000 · Wells Fargo Bank
—
—
Tong,james & Mei F 2012 Trust
—
Deed Of Trust
related
$2,790,000 · Jp Morgan Chase Bk
—
—
The Bindi Family
—
Deed Of Trust
related
$2,000,000 · First Nationwide Bank
—
—
James Tong
—
Deed Of Trust
related
$3,400,000 · Commercial Capital Bank Fsb
—
—
Bindi Trust
—
Deed Of Trust
related
$200,000 · Union Bank Of California
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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