4420 Alpine Rd Portola Valley, CA 94028-8005
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$1.88M
Range $1.69M – $2.07M (±10%)
Property ID
US09-2057720
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1977
Total area
9,506 SF
Lot
1.13 ac (49,313 SF)
Zoning code
CC0000
APN
079-072-090
UPID
US09-2057720
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.88M
Owner & transaction history
since 2021
4 recorded transactions
Zoning & alternative use
CC0000 · Portola Valley, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.88M
Value range
$1.69M – $2.07M
±10% around blend
Estimated value / SF
$198 / SF
Confidence
High
9 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
90
$1.69M
blend $1.88M
$2.07M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
9,506 SF
Lot area
1.13 ac
Year built
1977
Stories
1
APN
079-072-090
Assessed value
$2,800,750
Annual tax
$56,690
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.39M
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.5 mi away · 7,872 SF
7.6 mi away · 6,750 SF
13.4 mi away · 7,926 SF
16.2 mi away · 10,000 SF
16.2 mi away · 10,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.88M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 208 sales
$509
-61%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $198/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.80M
Move the market yield to see immediate price impact.
Value / SF
$295
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$176k
$3.53M
$2.52M
$1.96M
$196k
$3.92M
$2.80M
$2.18M
$216k
$4.31M
$3.08M
$2.40M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$7.65M
5.8 mi · Sep 2025 · $765/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$56,690
Tax year 2024
Assessed value
$2,800,750
Assessed 2024
Previous assessed
$2,800,750
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$2,430,008
Assessed improvement
$370,742
Applied tax rate
19.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1977
Heating
NONE
Stories
1
Total area
9,506 SF
Lot
1.13 ac (49,313 SF)
Zoning code
CC0000
APN
079-072-090
UPID
US09-2057720
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CC0000 · Portola Valley, CAZoning CC0000 · permitted uses
CC0000 · Portola Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1977
Heating
NONE
Stories
1
Lot
1.13 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CC0000
Jurisdiction
Portola Valley, CA
Recorded code
CC0000
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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