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Property profile & analytics
FOR LEASE
Retail space
451 University Ave Palo Alto, CA 94301
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-3339119
For Lease
$1,510,000
451 University Ave, Palo Alto, CA 94301
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1938
Construction
TILT-UP CONCRETE
Total area
6,950 SF
Lot
0.13 ac (5,671 SF)
Zoning code
CDCGF
APN
120-15-018
UPID
US09-3339119
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$1.51M
Owner & transaction history
Beach Cliff Partners LLC · 3 yrs held
Beach Cliff Partners LLC
since 2023
7 recorded transactions
Zoning & alternative use
CDCGF · Palo Alto, 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 Palo Alto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palo Alto 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.51M
Range $1.36M – $1.66M · ±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
$217 / 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
$104,030
Tax year 2024
Assessed value
$8,323,200
Assessed 2024
Previous assessed
$8,323,200
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$6,190,380
Assessed improvement
$2,132,820
Applied tax rate
6.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1938
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
2
Units
1
Total area
6,950 SF
Lot
0.13 ac (5,671 SF)
Zoning code
CDCGF
APN
120-15-018
UPID
US09-3339119
Jurisdiction
SANTA CLARA
Zoning & alternative use
CDCGF · Palo Alto, CA
Zoning CDCGF · permitted uses
CDCGF · Palo Alto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palo Alto. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1938
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
2
Units
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Beach Cliff Partners LLC
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 60177, PALO ALTO, CA 94306-0177
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2023
—
Beach Cliff Partners LLC
University 451 LLC
Grant Deed
—
May 2, 2022
$8,000,000
University 451 LLC
Donald R Stone
Grant Deed
—
Nov 24, 2021
—
Donald R Stone
451 University Avenue LLC
Grant Deed
—
Mar 24, 2014
—
451 University Avenue LLC
Swain A Family Trust
Quit Claim Deed
—
May 3, 2011
—
Swain A & J Family Trust
Swain,alan G
Quit Claim Deed
related
—
Dec 3, 2008
—
Stone Donald R & T A Trust
Stone,donald R & Terry A
Quit Claim Deed
related
—
Feb 19, 2008
—
Bender Michael & T S Trust
Bender,twanet S
Quit Claim Deed
related
—
Oct 1, 2007
—
Bender Michael W & T S Trust
Bender,twanet S
Quit Claim Deed
related
—
Jun 15, 2007
—
Swain Lorna J Tr
Swain Lorna J Living Trust
Quit Claim Deed
related
—
Oct 30, 2006
—
Donald R Stone
Swain,robert F
Grant Deed
related
—
Oct 4, 2006
—
Donald R Stone
Swain,martha P
Affidavit Of Death
related
—
Jan 7, 2002
—
Swain Trust
Swain,lorna J
Quit Claim Deed
related
—
Dec 20, 2001
—
Bender Trust
Bender,tawnet S
Quit Claim Deed
related
—
Nov 16, 2000
—
Robert D Stone
Stone,donald R
Quit Claim Deed
related
—
Apr 23, 1999
—
Donald R Stone
Swain Trust
Grant Deed
related
—
Dec 29, 1998
—
Swain,martha P
Swian Trust
Trustees Deed
related
—
Sep 1, 1998
—
Martha P Swain
Swain,martha P
Quit Claim Deed
related
—
Aug 20, 1998
—
Martha P Swain
Robert F Swain Estate
Quit Claim Deed
related
—
—
—
Swain Trust
—
Deed Of Trust
related
$250,000 · Bay Area Bank
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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