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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Apartment buildings
5300 Riverside Ave San Pablo, CA 94806-4022
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-2986009
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1939
Total area
4,476 SF
Lot
0.16 ac (7,084 SF)
APN
417-043-008-8
UPID
US09-2986009
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
$1.00M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$750k
Owner & transaction history
Adilia Manzanares · 8 yrs held
Adilia Manzanares
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+12.4%
Office building
$1.1M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,080,000
6.5%
$1,000,000
7%
$925,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,030,000
Current use
AUTO REPAIR, GARAGE
$1,155,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$1,105,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$855,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$168 / 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
$21,255
Tax year 2024
Assessed value
$1,059,412
Assessed 2024
Previous assessed
$1,059,412
+0.0% YoY
Effective rate
2.01%
On assessed value
Assessed land
$352,089
Assessed improvement
$707,323
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
1939
Heating
NONE
Buildings
3
Stories
1
Units
5
Rooms
5
Total area
4,476 SF
Lot
0.16 ac (7,084 SF)
APN
417-043-008-8
UPID
US09-2986009
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
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$855,000
APARTMENT HOUSE (5+ UNITS) Current
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
1939
Heating
NONE
Stories
1
Buildings
3
Units
5
Rooms
5
Lot
0.16 ac
Current owner
From public records · entity-resolved
Adilia Manzanares
Individual
Mailing address
PO BOX 21031, EL SOBRANTE, CA 94820-1031
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2018
$300,000
Adilia Manzanares
Thomas A Nelson SR.
Grant Deed
$1,400,000 · Luther Burbank Savings
Dec 17, 2014
—
Jerry J Manzanares
Adilia Manzanares
Intrafamily Transfer
related
$975,000 · Jpmorgan Chase Bank NA
Feb 20, 2008
—
Thomas A Nelson SR.
Nelson,thomas & Lorraine
Quit Claim Deed
related
—
Dec 13, 2005
—
Manzanares Trust Agreement
Manzanares,adilia
Quit Claim Deed
related
—
Apr 18, 2005
$1,550,000
Thomas Nelson
Herstus C & M M C 1999 Trust
Grant Deed
$1,162,500 · United Commercial Bank
Oct 12, 1999
—
Herstus-mcginley Trust
Herstus,cestmir & Mary C
Quit Claim Deed
related
—
Dec 29, 1995
$404,000
Cestmir Herstus
Bennett,daniel V
Grant Deed
$303,000 · Bay View Federal Bank
Jan 4, 1995
$516,401
Daniel V Bennett
Johanson,robert H & Marjo B
Trustees Deed
—
Feb 25, 1993
$116,500
Michael Paglianti
Quintal,d./quint
Grant Deed
related
—
—
—
Cestmir Herstus
—
Deed Of Trust
related
$40,400 · Individual
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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