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Property profile & analytics
OFF-MARKET
Estimated value
$6,455,000
Apartment buildings
5405 Morrow Dr San Pablo, CA 94806-4152
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2999650
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD FRAME
Total area
20,828 SF
Lot
0.91 ac (39,704 SF)
APN
420-054-014-6
UPID
US10-2999650
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
$6.71M
CAP Approach
CAP
$4.64M
Comparable Approach
Comparable
$6.39M
Blend (final)
Blend
$6.46M
Owner & transaction history
Bikramjit S Randhawa · 2 yrs held
Bikramjit S Randhawa
since 2023
Last sale
$6.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.1M
+90.4%
Medical building
$7.6M
+58.1%
Commercial (general)
$5.9M
+23.1%
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
$6,685,000
ML approach
$6,710,000
CAP Approach
CAP Return
Estimation
6%
$5,030,000
6.5%
$4,640,000
7%
$4,310,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,785,000
Current use
RESTAURANT
$9,110,000
Change: +90% · Conversion: Difficult
MEDICAL BUILDING
$7,565,000
Change: +58% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,890,000
Change: +23% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,380,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$5,150,000
Change: +8% · Conversion: Moderate
RETAIL STORES
$3,970,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$6.46M
Range $5.81M – $7.10M · ±10% · vs last sale $6.25M (Aug 23 2023)
Last sale anchor
$6.25M
Aug 23 2023
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
$310 / 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
$108,068
Tax year 2024
Assessed value
$6,254,600
Assessed 2024
Previous assessed
$6,254,600
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$3,250,000
Assessed improvement
$3,004,600
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
1962
Construction
WOOD FRAME
Heating
NONE
Buildings
4
Stories
1
Units
31
Rooms
31
Total area
20,828 SF
Lot
0.91 ac (39,704 SF)
APN
420-054-014-6
UPID
US10-2999650
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
$4.8M
RESTAURANT
Est. value
$9.1M
MEDICAL BUILDING
Est. value
$7.6M
COMMERCIAL (GENERAL)
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$5.4M
OFFICE BUILDING
Est. value
$5.2M
RETAIL STORES
Est. value
$4.0M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
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
1962
Construction
WOOD FRAME
Heating
NONE
Stories
1
Buildings
4
Units
31
Rooms
31
Lot
0.91 ac
Current owner
From public records · entity-resolved
Bikramjit S Randhawa
Individual
Mailing address
5287 COACH DR, EL SOBRANTE, CA 94803-3865
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2023
$6,250,000
Bikramjit S Randhawa
Megem LLC
Grant Deed
$4,375,000 · Safe Cu
Jun 13, 2019
—
Megem LLC
—
Deed
related
$4,810,000 · Rabobank
Feb 26, 2019
$5,550,000
Megem LLC
Charan,praveen K & Asha K
Grant Deed
$4,717,500 · Equity Platinum Income Fund Ll
Mar 31, 2016
$3,200,000
Praveen Kumar Charan
5405morrow LLC
Grant Deed
$2,347,500 · Bofi Federal Bank
Jul 25, 2014
—
5405 Morrow LLC
—
Trustees Deed
related
$525,000 · Tanya Waltimyer
Feb 28, 2014
$1,650,000
5405 Morrow LLC
Tritex Real Estate Advisors II INC
Grant Deed
$1,782,000 · Iron Bridge Mortgage Fund LLC
Apr 17, 2012
$2,300,000
Tritex R/e Advisors II INC
Federal Natl Mtg Assn Fnma
Grant Deed
—
Apr 17, 2012
$2,359,807
Federal Natl Mtg Assn Fnma
Plm Lender Services INC
Trustees Deed
related
—
Jul 14, 2005
—
Colina Morrow Properties LLC
Burton,robert B & Robin J
Grant Deed
$2,328,000 · Citibank West Fsb
Jul 14, 2005
$3,250,000
Robert B Burton
Morrow Drive Apartments LLC
Grant Deed
—
Jan 6, 2005
—
Morrow Drive Apartments LLC
Hasan,kamrul
Quit Claim Deed
related
—
Jun 24, 2004
$3,000,000
Kamrul Hasan
San Pablo Acres
Grant Deed
$2,400,000 · United Commercial Bank
Dec 9, 2003
—
San Pablo Acres LLC
Frauenhoff,franklyn W
Grant Deed
related
—
May 14, 1998
$560,363
Frauenhoff,frank
Darling Trust
Trustees Deed
—
Oct 30, 1987
—
Owner Name Unavailable
—
Grant Deed
related
—
—
—
Megem LLC
—
Deed Of Trust
related
$4,810,000 · Rabobank
—
—
Kamrul Hasan
—
Deed Of Trust
related
$200,000 · San Pablo Acres
—
—
Frank Frauenhoff
—
Deed Of Trust
related
$917,000 · United Comercial 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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