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Property profile & analytics
OFF-MARKET
Estimated value
$12,500,000
Apartment buildings
5312 D Avilla Way 5324 El Sobrante, CA 94803-3492
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2792328
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Total area
38,870 SF
Lot
3.91 ac (170,320 SF)
Zoning code
M-29
APN
433-230-008-8
UPID
US09-2792328
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
$12.50M
CAP Approach
CAP
$8.67M
Comparable Approach
Comparable
$12.47M
Blend (final)
Blend
$12.50M
Owner & transaction history
5321 Avila LLC · 2 yrs held
5321 Avila LLC
since 2024
Last sale
$12.5M
7 recorded transactions
Zoning & alternative use
M-29 · El Sobrante, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$17.0M
+81.5%
Medical building
$14.1M
+50.7%
Commercial (general)
$11.0M
+17.3%
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 El Sobrante submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Sobrante 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
$12,500,000
ML approach
$12,500,000
CAP Approach
CAP Return
Estimation
6%
$9,385,000
6.5%
$8,665,000
7%
$8,045,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$9,365,000
Current use
RESTAURANT
$16,995,000
Change: +81% · Conversion: Difficult
MEDICAL BUILDING
$14,120,000
Change: +51% · Conversion: Moderate
COMMERCIAL (GENERAL)
$10,990,000
Change: +17% · Conversion: Moderate
AUTO REPAIR, GARAGE
$10,035,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$9,615,000
Change: +3% · Conversion: Moderate
Blend value · Realmo final
$12.50M
Range $11.25M – $13.75M · ±10% · vs last sale $12.50M (May 20 2024)
Last sale anchor
$12.50M
May 20 2024
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
$322 / 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
$151,153
Tax year 2024
Assessed value
$8,866,257
Assessed 2024
Previous assessed
$8,866,257
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$2,955,417
Assessed improvement
$5,910,840
Applied tax rate
85.0000
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
1986
Heating
NONE
Buildings
3
Stories
1
Units
44
Rooms
44
Total area
38,870 SF
Lot
3.91 ac (170,320 SF)
Zoning code
M-29
APN
433-230-008-8
UPID
US09-2792328
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
M-29 · El Sobrante, CA
Zoning M-29 · permitted uses
M-29 · El Sobrante, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
El Sobrante. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$9.4M
RESTAURANT
Est. value
$17.0M
MEDICAL BUILDING
Est. value
$14.1M
COMMERCIAL (GENERAL)
Est. value
$11.0M
AUTO REPAIR, GARAGE
Est. value
$10.0M
OFFICE BUILDING
Est. value
$9.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1986
Heating
NONE
Stories
1
Buildings
3
Units
44
Rooms
44
Lot
3.91 ac
Current owner
From public records · entity-resolved
5321 Avila LLC
Entity
Mailing address
1117 STATE ST, SANTA BARBARA, CA 93101-2712
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
May 20, 2024
$12,500,000
5321 Avila LLC
Ir Bin Ku Irwin
Grant Deed
$2,000,000 · Jpmorgan Chase Bank NA
Mar 18, 2024
—
Betty D Ku
Five Associates LLC
Intrafamily Transfer
related
—
Apr 13, 2022
—
Betty D Ku
Betty Ku
Intrafamily Transfer
related
—
Dec 21, 2021
—
Betty Ku
Five Associates LLC
Grant Deed
—
Feb 20, 2020
—
Irwin I Ku
Five Associates LLC
Quit Claim Deed
related
—
May 14, 2007
—
Five Associates LLC
Ku Family Trust
Grant Deed
—
Feb 20, 2007
—
Irwin I Ku
Neil Schimmel
Intrafamily Transfer
related
$3,750,000 · Luther Burbank Savings
Aug 23, 2004
—
Neil Schimmel
Davilla Woods LLC
Grant Deed
$4,680,500 · First Regional Bank
—
—
Five Associates LLC
—
Deed Of Trust
related
$7,500,000 · Cbre Cap Markets
—
—
Davilla Way LP 5312
—
Deed Of Trust
related
$2,200,000 · Mechanics National 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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