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Property profile & analytics
OFF-MARKET
Estimated value
$44,575,000
Office buildings
4473 Willow Rd Pleasanton, CA 94588-8571
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8355467
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
TILT-UP CONCRETE
Total area
200,772 SF
Lot
15.79 ac (687,752 SF)
APN
941-2762-16
UPID
US09-8355467
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
-
SafeTraces Inc. Corporate Office
-
Teletrac Navman (R&D Center) (Bike/Boat/Book/etc) Store Corporate Office
-
Taylor Morrison Design Studio General Contractor
-
Calyxo, Inc. Production Facility
-
Synchronet Marine Inc Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$44.58M
Owner & transaction history
Hospital Committee For Livermore Pl · 4 yrs held
Hospital Committee For Livermore Pl
since 2022
7 recorded transactions
Zoning & alternative use
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$222 / 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
$691,005
Tax year 2023
Assessed value
$59,579,220
Assessed 2024
Previous assessed
$58,411,000
+2.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$28,560,000
Assessed improvement
$31,019,220
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
Status
Off-Market
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
5
Stories
2
Units
1
Total area
200,772 SF
Lot
15.79 ac (687,752 SF)
APN
941-2762-16
UPID
US09-8355467
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
Building & site characteristics
From public records
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
5
Units
1
Lot
15.79 ac
Current owner
From public records · entity-resolved
Hospital Committee For Livermore Pl
Individual
Mailing address
1111 E STANLEY BLVD, LIVERMORE, CA 94550-4115
Ownership since
2022
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
Jul 1, 2022
—
Hospital Committee For Livermore Pl
Schnitzer Investment Corp
Grant Deed
—
Jul 6, 2016
—
Harsch Investment Corp
—
Deed
related
$25,000,000 · Bank Of America
Jan 25, 2006
—
Harsch Investment Corp
Nshe Corry LLC
Grant Deed
—
Jan 5, 2006
—
Nshe Corry LLC
Rasap Franklin LLC
Grant Deed
$25,000,000 · Bank Of America
Jul 22, 2004
—
Rasap Franklin LLC
Property Ls Ob One Corp
Grant Deed
$14,750,000 · Fremont Bank
Oct 22, 1998
—
Property Ls Ob One Corp
Property California Ob One Cor
Quit Claim Deed
related
$18,000,000 · Northwestern Mutual Life Ins
May 9, 1997
—
California Ob One Cor Property
Hacienda Venture
Grant Deed
related
—
Jan 22, 1990
$5,599,000
Hacienda Venture
Hacienda Lakes A
Grant Deed
related
—
—
—
Harsch Investment Corp
—
Deed Of Trust
related
$25,000,000 · Bank Of America
—
—
Rasap Franklin LLC
—
Deed Of Trust
related
$2,000,000 · Fremont Bank
—
—
Harsch Investment Corp
—
Deed Of Trust
related
$25,000,000 · Allianz Life Insurance Co N Am
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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