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Property profile & analytics
OFF-MARKET
Estimated value
$760,000
Apartment buildings
5269 Riverside Ave San Pablo, CA 94806-4045
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5392141
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
WOOD FRAME
Total area
4,180 SF
Lot
0.14 ac (6,048 SF)
APN
417-042-025-3
UPID
US09-5392141
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
$820k
CAP Approach
CAP
$930k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$760k
Owner & transaction history
Mee Gew Hom · 5 yrs held
Mee Gew Hom
since 2021
Last sale
$760,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+23.1%
Auto repair, garage
$1.1M
+12.4%
Office building
$1.0M
+7.7%
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 San Pablo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Pablo 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
$700,000
ML approach
$820,000
CAP Approach
CAP Return
Estimation
6%
$1,010,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$960,000
Current use
COMMERCIAL (GENERAL)
$1,180,000
Change: +23% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,080,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$1,035,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$795,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$760k
Range $684k – $836k · ±10% · vs last sale $760k (Jun 8 2021)
Last sale anchor
$760k
Jun 8 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
$182 / 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
$19,050
Tax year 2024
Assessed value
$1,038,588
Assessed 2024
Previous assessed
$1,038,588
+0.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$341,637
Assessed improvement
$696,951
Applied tax rate
11.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1961
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
6
Rooms
6
Total area
4,180 SF
Lot
0.14 ac (6,048 SF)
APN
417-042-025-3
UPID
US09-5392141
Jurisdiction
CONTRA COSTA
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$960,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
RETAIL STORES
Est. value
$795,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1961
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
6
Rooms
6
Lot
0.14 ac
Current owner
From public records · entity-resolved
Mee Gew Hom
Individual
Free & Clear · 5 yrs held
Mailing address
61 ALLISON ST, SAN FRANCISCO, CA 94112-3701
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2021
—
Mee Gew Hom
Gingseung Hom
Intrafamily Transfer
related
—
Jan 22, 2014
—
Peter Fu Chung Hom
Amy Kit Shan Au
Intrafamily Transfer
related
$403,000 · Gbc International Bank
Dec 30, 2004
$760,000
Ging S Hom
Singh,nishan
Grant Deed
$460,000 · United Commercial Bank
Jan 3, 2001
$415,500
Sikunder K Virk
Chow,pui-chuen & Teresa W
Grant Deed
$260,000 · Southern Pacific 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.
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