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Property profile & analytics
OFF-MARKET
Estimated value
$1,750,000
Retail space
507 Woodside Rd 515 Redwood City, CA 94061-3820
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-2418066
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Total area
2,820 SF
Lot
0.08 ac (3,492 SF)
Zoning code
CH00CP
APN
059-092-270
UPID
US10-2418066
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
-
Avee 9 Spa Massage Alternative Medicine Practice Spa & Massage Center
-
Avee 9 Asian Massage Spa Alternative Medicine Practice Spa & Massage Center
-
Avee 9 Massage SPA Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.91M
CAP Approach
CAP
$1.11M
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.75M
Owner & transaction history
Thuy Hai Tran · 4 yrs held
Thuy Hai Tran
since 2021
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
CH00CP · Redwood City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.9M
+57.5%
Neighborhood: shopping center
$1.5M
+24.8%
Commercial (general)
$1.3M
+6.9%
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 Redwood City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redwood City 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
$1,710,000
ML approach
$1,905,000
CAP Approach
CAP Return
Estimation
6%
$1,200,000
6.5%
$1,110,000
7%
$1,030,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,220,000
Current use
OFFICE BUILDING
$1,920,000
Change: +58% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,520,000
Change: +25% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,305,000
Change: +7% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,280,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$1.75M
Range $1.58M – $1.93M · ±10% · vs last sale $2.11M (Dec 30 2021)
Last sale anchor
$2.11M
Dec 30 2021
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
$621 / 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
$21,859
Tax year 2024
Assessed value
$2,353,741
Assessed 2024
Previous assessed
$2,353,741
+0.0% YoY
Effective rate
0.93%
On assessed value
Assessed land
$2,035,821
Assessed improvement
$317,920
Applied tax rate
9.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Year built
1954
Heating
NONE
Stories
2
Total area
2,820 SF
Lot
0.08 ac (3,492 SF)
Zoning code
CH00CP
APN
059-092-270
UPID
US10-2418066
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
CH00CP · Redwood City, CA
Zoning CH00CP · permitted uses
CH00CP · Redwood City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redwood City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1954
Heating
NONE
Stories
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
Thuy Hai Tran
Individual
Free & Clear · 4 yrs held
Mailing address
20410 TOWN CTR LN STE #100, CUPERTINO, CA 95014-3219
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Dec 30, 2021
—
Thuy Hai Tran
Sherman N Tran
Intrafamily Transfer
related
—
May 7, 2019
—
Tran,sherman N Living Trust
Tranente One LLC
Quit Claim Deed
—
Apr 11, 2018
$2,110,000
Tranente One LLC
Lee,maureen M
Grant Deed
—
Feb 3, 2015
$1,400,000
Maureen M Lee
Christopher M Dillon
Grant Deed
—
Sep 21, 2011
$100,000
Christopher M Dillon
Slightam,frederick J JR
Grant Deed
$980,000 · Frederick J JR Slightam
Sep 17, 2008
$1,150,000
Frederick J Slightam JR.
Mennick Family Trust
Grant Deed
$950,000 · Mennick Family Trust
—
—
Fredrick J Slightam JR.
—
Deed Of Trust
related
$950,000 · Mennick Family Trust
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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