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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Retail space
5329 San Pablo Dm Rd El Sobrante, CA 94803-3408
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2265283
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1927
Total area
4,817 SF
Lot
0.6 ac (26,136 SF)
Zoning code
R-B
APN
433-220-010-6
UPID
US09-2265283
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
$1.10M
CAP Approach
CAP
$995k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.07M
Owner & transaction history
San Pablo Dam Road LLC · 4 yrs held
San Pablo Dam Road LLC
since 2021
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
R-B · El Sobrante, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+90.5%
Commercial (general)
$1.4M
+48.3%
Auto repair, garage
$1.2M
+35.4%
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
$995,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
$1,080,000
6.5%
$995,000
7%
$925,000
Alternative Use
Use
Estimation
RETAIL STORES
$920,000
Current use
MEDICAL BUILDING
$1,750,000
Change: +91% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,360,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,245,000
Change: +35% · Conversion: Difficult
OFFICE BUILDING
$1,190,000
Change: +30% · Conversion: Easy
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±10% · vs last sale $1.12M (Dec 14 2021)
Last sale anchor
$1.12M
Dec 14 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
$221 / 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
$9,439
Tax year 2024
Assessed value
$353,736
Assessed 2024
Previous assessed
$353,736
+0.0% YoY
Effective rate
2.67%
On assessed value
Assessed land
$301,716
Assessed improvement
$52,020
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1927
Heating
NONE
Stories
1
Units
2
Rooms
2
Total area
4,817 SF
Lot
0.6 ac (26,136 SF)
Zoning code
R-B
APN
433-220-010-6
UPID
US09-2265283
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
R-B · El Sobrante, CA
Zoning R-B · permitted uses
R-B · 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
RETAIL STORES Current
Est. value
$920,000
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES Current
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
1927
Heating
NONE
Stories
1
Units
2
Rooms
2
Lot
0.6 ac
Current owner
From public records · entity-resolved
San Pablo Dam Road LLC
Entity
Mailing address
807 S DORA ST, UKIAH, CA 95482-5710
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2021
$1,122,500
San Pablo Dam Road LLC
John M Banducci JR
Grant Deed
$1,680,000 · Tri Counties Bank
Dec 14, 2021
$3,367,500
San Pablo Dam Road LLC
Teresa M Vierra
Grant Deed
$465,000 · Tri Counties Bank
Oct 2, 2018
—
Banducci Investments Gp
Banducci,john M & Janet
Quit Claim Deed
related
—
Sep 20, 2017
—
Sharon Ardissone
Banducci 2008 Family Trust
Quit Claim Deed
related
—
Aug 29, 2017
—
Banducci 2008 Family Trust
Banducci 2008 Family Trust
Quit Claim Deed
related
—
Feb 14, 2017
—
Banducci Investments Gp
Banducci 2008 Family Trust
Quit Claim Deed
—
Sep 27, 2013
—
Banducci Family 2008 Trust
Banducci Edward JR
Quit Claim Deed
related
—
Jun 5, 1954
—
—
—
Grant Deed
related
—
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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