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Property profile & analytics
OFF-MARKET
Estimated value
$4,030,000
Investment properties
55 Angela St Pleasanton, CA 94566-7397
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8048240
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2007
Construction
WOOD
Total area
8,828 SF
Lot
0.45 ac (19,437 SF)
APN
94-103-15
UPID
US09-8048240
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
Current use
Occupant on record · Public records
-
Main Street Pediatric Dentistry & Orthodontics of Pleasanton Dental Office
-
Dr. Chao Wen Wang, DDS Dental Office
-
Pleasanton Pilates Gym & Fitness Center
-
Cocina Mexico Restaurant
-
Juice and Java Express Specialty Food Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.16M
CAP Approach
CAP
$2.75M
Comparable Approach
Comparable
$3.95M
Blend (final)
Blend
$4.03M
Owner & transaction history
Lee Tseng Hsiang · 4 yrs held
Lee Tseng Hsiang
since 2021
Last sale
$4.7M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.6M
+87.5%
Restaurant
$4.4M
+79.8%
Neighborhood: shopping center
$3.8M
+51.7%
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 Pleasanton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasanton 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
$4,005,000
ML approach
$4,155,000
CAP Approach
CAP Return
Estimation
6%
$2,980,000
6.5%
$2,750,000
7%
$2,555,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,470,000
Current use
OFFICE BUILDING
$4,635,000
Change: +88% · Conversion: Easy
RESTAURANT
$4,445,000
Change: +80% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,750,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$3,490,000
Change: +41% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,845,000
Change: +15% · Conversion: Difficult
RETAIL STORES
$2,505,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$4.03M
Range $3.63M – $4.43M · ±10% · vs last sale $4.65M (Jul 19 2021)
Last sale anchor
$4.65M
Jul 19 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
$457 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$60,797
Tax year 2023
Assessed value
$5,238,387
Assessed 2024
Previous assessed
$5,135,686
+2.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,286,171
Assessed improvement
$3,952,216
Applied tax rate
19.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
NONE
Buildings
1
Stories
2
Total area
8,828 SF
Lot
0.45 ac (19,437 SF)
APN
94-103-15
UPID
US09-8048240
Jurisdiction
ALAMEDA
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
COMMERCIAL (GENERAL) Current
Est. value
$2.5M
OFFICE BUILDING
Est. value
$4.6M
RESTAURANT
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$2.8M
RETAIL STORES
Est. value
$2.5M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2007
Construction
WOOD
Heating
NONE
Stories
2
Buildings
1
Lot
0.45 ac
Current owner
From public records · entity-resolved
Lee Tseng Hsiang
Individual
Mailing address
2400 OLYMPIC DR, SOUTH SAN FRANCISCO, CA 94080-5340
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2021
—
Lee Tseng Hsiang
Lee Tseng Hsiang
Intrafamily Transfer
related
—
Aug 10, 2017
$4,650,000
Hsiang R Tseng
Hoff,eric C & Sherry E
Grant Deed
—
Dec 19, 2005
—
Eric C Hoff
—
Trustees Deed
related
$2,090,000 · Pan Pacific Bank
—
—
Eric C Hoff
—
Deed Of Trust
related
$2,525,000 · Bank Of The West
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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