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Property profile & analytics
OFF-MARKET
Estimated value
$3,175,000
Office buildings
474 Roland Way Oakland, CA 94621-2013
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-7799922
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Construction
WOOD
Total area
11,616 SF
Lot
1 ac (43,560 SF)
APN
42-4435-4-7
UPID
US09-7799922
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
-
CNG Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.18M
CAP Approach
CAP
$2.56M
Comparable Approach
Comparable
$4.11M
Blend (final)
Blend
$3.18M
Owner & transaction history
Raymond Mah · 2 yrs held
Raymond Mah
since 2023
Last sale
$3.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.9M
+76.3%
Restaurant
$4.2M
+49.4%
Medical building
$3.9M
+39.5%
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 Oakland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakland 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
$3,035,000
ML approach
$3,175,000
CAP Approach
CAP Return
Estimation
6%
$2,770,000
6.5%
$2,555,000
7%
$2,375,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,800,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,935,000
Change: +76% · Conversion: Difficult
RESTAURANT
$4,180,000
Change: +49% · Conversion: Moderate
MEDICAL BUILDING
$3,905,000
Change: +39% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,705,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$2,760,000
Change: -1% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,560,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$3.18M
Range $2.86M – $3.49M · ±10% · vs last sale $3.55M (Sep 11 2023)
Last sale anchor
$3.55M
Sep 11 2023
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
$273 / 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
$57,856
Tax year 2023
Assessed value
$3,693,420
Assessed 2024
Previous assessed
$3,621,000
+2.0% YoY
Effective rate
1.57%
On assessed value
Assessed land
$1,664,640
Assessed improvement
$2,028,780
Applied tax rate
17.0000
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
1970
Construction
WOOD
Heating
NONE
Buildings
1
Stories
1
Bathrooms
3
Total area
11,616 SF
Lot
1 ac (43,560 SF)
APN
42-4435-4-7
UPID
US09-7799922
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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.9M
RESTAURANT
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$3.9M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
RETAIL STORES
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.6M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
RETAIL STORES
COMMERCIAL (GENERAL)
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
1970
Construction
WOOD
Heating
NONE
Stories
1
Buildings
1
Bathrooms
3
Lot
1 ac
Current owner
From public records · entity-resolved
Raymond Mah
Individual
Mailing address
4962 SAN PABLO DM RD, RICHMOND, CA 94803-3224
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
27 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2025
—
Raymond Mah
—
Deed
related
$800,000 · Vacaloans Holdings LLC
Feb 2, 2024
—
Raymond Mah
—
Deed
related
$207,500 · Innovative Capital Income Fund LLC
Sep 11, 2023
—
Raymond Mah
Raymond Mah
Intrafamily Transfer
related
—
Feb 27, 2023
—
Raymond Mah
—
Deed
related
$2,112,500 · Innovative Capital Income Fund LLC
Feb 17, 2023
—
Raymond Mah
—
Deed
related
$2,112,500 · Innovative Capital Income Fund LLC
Jan 13, 2022
$3,550,000
Raymond Mah
Mm Witt LLC
Grant Deed
$2,112,500 · Innovative Capital Corporation
Jan 13, 2022
—
Raymond Mah
Chareousry Mah
Intrafamily Transfer
related
—
Feb 14, 2018
—
Mm Witt LLC
—
Deed
related
$250,000 · Mechanics Bank
Sep 18, 2013
$1,150,000
Mm Witt LLC
South Cnty Bk
Grant Deed
$660,000 · Bank Of The West
Oct 11, 2012
$1,183,409
South County Bank NA
Refs INC
Trustees Deed
related
—
Mar 23, 2011
—
Phoenix Mutual Cap INC
Snell Lois J Trust
Grant Deed
—
Jun 23, 2008
—
Snell Lois J Trust
Phoenix Mutual Capital LLC
Grant Deed
—
Sep 28, 2007
—
Koa Weaver Estates
Mota,laercio
Grant Deed
—
Sep 28, 2007
$2,200,000
Phoenix Mutual Capital LLC
Koa Weaver Estates LP
Grant Deed
$1,955,000 · South County Bank N A
May 1, 2007
$2,085,000
Laercio M Mota
474 Roland Way LLC
Grant Deed
$1,150,000 · Security National Life Ins
May 1, 2007
—
Laercio Mota
Mota,delcina
Quit Claim Deed
related
—
Sep 6, 2006
$1,750,000
474 Roland Way LLC
Sullivan,david B
Grant Deed
—
Feb 16, 2005
—
David B Sullivan
Betty A Sullivan
Intrafamily Transfer
related
$400,000 · Wells Fargo Bank NA
Dec 5, 1994
$650,000
Sullivan,david B & Betty A
Moore Trust
Trustees Deed
$445,000 · Wells Fargo Bank
Dec 5, 1994
—
Sullivan,david B & Betty A
—
Grant Deed
related
$356,000 · Wells Fargo Bank
Apr 19, 1994
—
Moore Trust
Moore,kathryn &
Quit Claim Deed
related
—
Nov 4, 1982
$400,000
—
—
Grant Deed
related
$195,000
—
—
Betty A Sullivan
—
Deed Of Trust
related
$1,125,000 · Wells Fargo Bank
—
—
Mm Witt LLC
—
Deed Of Trust
related
$1,202,000 · Mechanics Bk
—
—
Mm Witt LLC
—
Deed Of Trust
related
$250,000 · Mechanics Bk
—
—
Mm Witt LLC
—
Deed Of Trust
related
$532,000 · Bay Area Employment Dev
—
—
Betty A Sullivan
—
Deed Of Trust
related
$369,000 · Bay Area Business Development
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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