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Property profile & analytics
OFF-MARKET
Estimated value
$6,200,000
Retail space
535 Contra Costa Blvd Pleasant Hill, CA 94523-1203
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-3005106
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Total area
12,480 SF
Lot
0.63 ac (27,312 SF)
APN
125-250-012-7
UPID
US09-3005106
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
$6.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.49M
Blend (final)
Blend
$6.20M
Owner & transaction history
Peter Hoffman · 4 yrs held
Peter Hoffman
since 2022
Last sale
$7.2M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.5M
+79.1%
Medical building
$4.5M
+48.8%
Commercial (general)
$4.3M
+42.6%
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 Pleasant Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant Hill 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
$5,885,000
ML approach
$6,205,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,455,000
Change: +79% · Conversion: Easy
MEDICAL BUILDING
$4,535,000
Change: +49% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,345,000
Change: +43% · Conversion: Easy
OFFICE BUILDING
$4,165,000
Change: +37% · Conversion: Easy
Blend value · Realmo final
$6.20M
Range $5.58M – $6.82M · ±10% · vs last sale $7.22M (Feb 25 2022)
Last sale anchor
$7.22M
Feb 25 2022
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
$497 / 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
$64,963
Tax year 2024
Assessed value
$5,633,766
Assessed 2024
Previous assessed
$5,633,766
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,352,520
Assessed improvement
$4,281,246
Applied tax rate
12.0000
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
1968
Heating
NONE
Stories
1
Total area
12,480 SF
Lot
0.63 ac (27,312 SF)
APN
125-250-012-7
UPID
US09-3005106
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
RESTAURANT
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$4.3M
OFFICE BUILDING
Est. value
$4.2M
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1968
Heating
NONE
Stories
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
Peter Hoffman
Individual
Free & Clear · 4 yrs held
Mailing address
PO BOX 60, MONROVIA, CA 91017-0060
Ownership since
2022
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
Feb 25, 2022
$7,215,500
Peter Hoffman
Daleo Enterprises LP
Grant Deed
—
Jun 21, 2019
$6,242,000
Daleo Ents LP
New York Fabrics Of Pleasant Hill
Grant Deed
—
Dec 14, 1970
—
—
—
Grant Deed
related
—
Mar 26, 1968
—
Owner Name Unavailable
—
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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