New search
Property profile & analytics
OFF-MARKET
Estimated value
$13,585,000
Office buildings
4480 Willow Rd Pleasanton, CA 94588-8519
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8355462
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
TILT-UP CONCRETE
Total area
63,202 SF
Lot
4.78 ac (208,206 SF)
APN
941-2760-8
UPID
US09-8355462
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
-
McGriff Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.59M
Owner & transaction history
Vtr 4480 Willow Mob LP · 1 yrs held
Vtr 4480 Willow Mob LP
since 2025
Last sale
$13.5M
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
Method
Estimation
Statistic approach
$11,675,000
ML approach
$9,460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$13.59M
Range $12.23M – $14.94M · ±10% · vs last sale $13.49M (May 2 2022)
Last sale anchor
$13.49M
May 2 2022
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
$215 / 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
$163,158
Tax year 2023
Assessed value
$14,031,458
Assessed 2024
Previous assessed
$13,756,332
+2.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$6,762,600
Assessed improvement
$7,268,858
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
63,202 SF
Lot
4.78 ac (208,206 SF)
APN
941-2760-8
UPID
US09-8355462
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
4.78 ac
Current owner
From public records · entity-resolved
Vtr 4480 Willow Mob LP
Entity
Mailing address
477 PACIFIC AVE, SAN FRANCISCO, CA 94133-4663
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2025
$12,641,754
Vtr 4480 Willow Mob LP
Iri Willow Office LLC
Deed
related
—
Mar 4, 2024
—
Iri Willow Office LLC
—
Deed
related
$2,000,000 · The Sheila Dave And Sherry Gold Foundati
May 2, 2022
$13,487,000
Iri Willow Office LLC
Olympia Investments INC
Grant Deed
—
Oct 31, 1995
—
Olympia Investments INC
Rosewood Owner Of California
Grant Deed
related
—
May 5, 1995
—
Rosewod Owner Of California
Rosewood Associates
Quit Claim Deed
related
—
—
—
Olympia Investments INC
—
Deed Of Trust
related
$5,100,000 · Wells Fargo Bank
—
—
Olympia Investments INC
—
Deed Of Trust
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?”
You own 4480 Willow Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
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.
