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Property profile & analytics
OFF-MARKET
Estimated value
$2,715,000
Office buildings
5502 Sunol Blvd Pleasanton, CA 94566-7743
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-8462788
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Construction
WOOD
Total area
6,607 SF
Lot
0.51 ac (22,037 SF)
APN
948-8-24-2
UPID
US09-8462788
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
-
Farmers Insurance - Bhumika Patel Insurance Agency
-
Bagel Street Cafe Bakery Specialty Food Shop
-
Cindy Gee, BHG Tri-Valley Realty Real Estate Agency
-
Vouris.com Consultant
-
Vouris Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.05M
CAP Approach
CAP
$2.19M
Comparable Approach
Comparable
$1.69M
Blend (final)
Blend
$2.72M
Owner & transaction history
Cybernoor Holdings LLC · 5 yrs held
Cybernoor Holdings LLC
since 2020
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$2,830,000
ML approach
$3,045,000
CAP Approach
CAP Return
Estimation
6%
$2,375,000
6.5%
$2,190,000
7%
$2,035,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,470,000
Current use
RESTAURANT
$3,325,000
Change: -4% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,805,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$2.72M
Range $2.44M – $2.99M · ±10% · vs last sale $2.75M (Oct 7 2020)
Last sale anchor
$2.75M
Oct 7 2020
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
$411 / 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
$34,002
Tax year 2023
Assessed value
$2,918,300
Assessed 2024
Previous assessed
$2,861,100
+2.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,061,200
Assessed improvement
$1,857,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
NONE
Buildings
1
Stories
2
Bathrooms
2
Total area
6,607 SF
Lot
0.51 ac (22,037 SF)
APN
948-8-24-2
UPID
US09-8462788
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
OFFICE BUILDING Current
Est. value
$3.5M
RESTAURANT
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2008
Construction
WOOD
Heating
NONE
Stories
2
Buildings
1
Bathrooms
2
Lot
0.51 ac
Current owner
From public records · entity-resolved
Cybernoor Holdings LLC
Entity
Mailing address
22200 W 11TH MILE RD UNIT #40, SOUTHFIELD, MI 48037-7001
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2020
$2,750,000
Cybernoor Holdings LLC
Louis Spitters JR.
Grant Deed
—
Jun 6, 2019
—
Elizabeth R Spitters
Spitters,laurence L JR
Affidavit Of Death
related
—
Nov 9, 2017
—
Spitters Peter J
Spitters,laurence L JR
Quit Claim Deed
related
—
Nov 9, 2017
$300,000
Laurence L Spitters
Spitters,peter Joseph
Grant Deed
related
—
Aug 15, 2016
$2,550,000
Laurence L Spitters JR
5502 Sunol LLC
Grant Deed
—
Aug 15, 2016
—
Laurence L Spitters JR
Spitters,elizabeth
Quit Claim Deed
related
—
Aug 23, 2006
—
5502 Sunol LLC
Owner,record
Grant Deed
related
—
Jun 20, 2006
—
5502 Sunol LLC
David,dave
Grant Deed
—
Aug 27, 1997
—
Clayton W Brunsell
Brunsell,joanne M
Quit Claim Deed
related
—
Aug 27, 1997
$108,500
Brunsell,clayton W
Wilson,dewitt C
Trustees Deed
—
Aug 27, 1997
$217,000
Cobler,michael T
Fairfield,ted C & E G
Trustees Deed
—
—
—
5502 Sunol LLC
—
Deed Of Trust
related
$2,660,000 · California Bank & Trust
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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