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Property profile & analytics
OFF-MARKET
Estimated value
$9,215,000
Medical Office Space
5575 Las Positas Blvd Pleasanton, CA 94588-5801
Individually Owned
21-yr Hold
Free & Clear
Property ID
US09-8133253
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1991
Construction
STEEL FRAME
Total area
45,012 SF
Lot
3.06 ac (133,495 SF)
APN
946-3200-34
UPID
US09-8133253
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
-
Lara Lembach, MD - Stanford Medicine Children's Health Pediatrician Medical Clinic
-
Livermore-Pleasanton Pediatric: Peters Geera J MD Pediatrician Medical Clinic
-
Valleycare Gastroenterology Medical Group, Inc. Medical Clinic
-
Valley Eye Care Center: Smith Melissa MD Eye Care Center
-
Berman Skin Institute | Medical & Cosmetic Dermatology Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.86M
Comparable Approach
Comparable
$5.77M
Blend (final)
Blend
$9.22M
Owner & transaction history
Physician Affiliate Pleasanton · 21 yrs held
Physician Affiliate Pleasanton
since 2005
4 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,850,000
6.5%
$11,860,000
7%
$11,015,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$14,495,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$9.22M
Range $8.29M – $10.14M · ±10%
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
$205 / 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
$190,818
Tax year 2023
Assessed value
$16,448,467
Assessed 2024
Previous assessed
$16,126,047
+2.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$3,724,282
Assessed improvement
$12,724,185
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1991
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
3
Units
1
Total area
45,012 SF
Lot
3.06 ac (133,495 SF)
APN
946-3200-34
UPID
US09-8133253
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
AUTO REPAIR, GARAGE
Est. value
$14.5M
AUTO REPAIR, GARAGE
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
1991
Construction
STEEL FRAME
Heating
NONE
Stories
3
Buildings
1
Units
1
Lot
3.06 ac
Current owner
From public records · entity-resolved
Physician Affiliate Pleasanton
Individual
Free & Clear · 21 yrs held
Mailing address
5565 W LAS POSITAS BLVDMB, PLEASANTON, CA 94588-4001
Ownership since
2005
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 11, 2005
—
Physician Affiliate Pleasanton
Valleycare Health System
Grant Deed
related
—
May 13, 2002
—
Hospital Committee For The Liv
Hospital Committee For The Liv
Quit Claim Deed
related
—
—
—
Physician Affiliate Pleasanton
—
Deed Of Trust
related
$4,210,000 · City National Bank
—
—
Physi Pleasanton
—
Deed Of Trust
related
$6,400,000 · Metlife Capital Financial Corp
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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