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Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Office buildings
4388 Alpine Rd, Portola Valley, CA 94028-7928
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1332109
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1967
Total area
3,200 SF
Lot
1.23 ac (53,439 SF)
Zoning code
CL00CC
APN
079-072-120
UPID
US09-1332109
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
$2.55M
CAP Approach
CAP
$1.68M
Comparable Approach
Comparable
$2.29M
Blend (final)
Blend
$2.51M
Owner & transaction history
Iac-pv LLC · 5 yrs held
Iac-pv LLC
since 2020
Last sale
$2.5M
4 recorded transactions
Zoning & alternative use
CL00CC · Portola Valley, 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 Portola Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portola Valley 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
$2,465,000
ML approach
$2,550,000
CAP Approach
CAP Return
Estimation
6%
$1,820,000
6.5%
$1,680,000
7%
$1,560,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,055,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,725,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10% · vs last sale $2.50M (Dec 16 2020)
Last sale anchor
$2.50M
Dec 16 2020
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
$783 / 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
$28,680
Tax year 2024
Assessed value
$2,440,778
Assessed 2024
Previous assessed
$2,440,778
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$2,440,778
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1967
Heating
NONE
Stories
1
Total area
3,200 SF
Lot
1.23 ac (53,439 SF)
Zoning code
CL00CC
APN
079-072-120
UPID
US09-1332109
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CL00CC · Portola Valley, CA
Zoning CL00CC · permitted uses
CL00CC · Portola Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portola Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
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
1967
Heating
NONE
Stories
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Iac-pv LLC
Entity
Free & Clear · 5 yrs held
Mailing address
755 PAGE ML RD STE A200, PALO ALTO, CA 94304-1005
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2020
$2,500,000
Iac-pv LLC
Terrell J Slawson
Grant Deed
—
Dec 21, 2004
—
Edwina M Simonic
Alpine Road Advisors LLC
Quit Claim Deed
related
—
Dec 29, 2000
—
Alpine Road Advisors LLC
Simonic,john E & Edwina M
Quit Claim Deed
related
—
Dec 29, 2000
$380,000
Terrell J Slawson
Alpine Road Advisors LLC
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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