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Property profile & analytics
OFF-MARKET
Estimated value
$16,055,000
Medical Office Space
5725 Las Positas Blvd Pleasanton, CA 94588-4054
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7576402
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
60,673 SF
Lot
4.97 ac (216,667 SF)
APN
941-2764-14
UPID
US09-7576402
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
-
stanford Hospital
-
Stanford Health Care – ValleyCare Pleasanton Medical Clinic
-
Stanford Orthopaedic Surgery Clinic, Pleasanton Medical Clinic
-
Gynecologic Cancer Program in Pleasanton Medical Clinic
-
Endocrinology Clinic in Pleasanton Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.99M
Comparable Approach
Comparable
$11.41M
Blend (final)
Blend
$16.06M
Owner & transaction history
City Of Pleasanton · 12 yrs held
City Of Pleasanton
since 2013
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$25.8M
+7.5%
Office building
$25.3M
+5.3%
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%
$17,320,000
6.5%
$15,990,000
7%
$14,845,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$23,985,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$25,775,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$25,255,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$19,540,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$16.06M
Range $14.45M – $17.66M · ±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
$265 / 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
$47,440
Tax year 2023
Assessed value
$32,513,636
Assessed 2024
Previous assessed
$31,118,635
+4.5% YoY
Effective rate
0.15%
On assessed value
Assessed land
$7,658,625
Assessed improvement
$24,855,011
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
1986
Construction
STEEL FRAME
Heating
NONE
Buildings
1
Stories
2
Total area
60,673 SF
Lot
4.97 ac (216,667 SF)
APN
941-2764-14
UPID
US09-7576402
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
MEDICAL BUILDING Current
Est. value
$24.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$25.8M
OFFICE BUILDING
Est. value
$25.3M
AUTO REPAIR, GARAGE
Est. value
$19.5M
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1986
Construction
STEEL FRAME
Heating
NONE
Stories
2
Buildings
1
Lot
4.97 ac
Current owner
From public records · entity-resolved
City Of Pleasanton
Entity
Mailing address
1111 E STANLEY BLVD, LIVERMORE, CA 94550-4115
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2013
—
City Of Pleasanton
Hacienda Pleasanton LP
Trustees Deed
related
$36,900,000 · Bank Of America
Jan 14, 2013
$7,950,000
Hacienda Pleasanton LP
Nearon Ents LLC
Grant Deed
$4,565,000 · Bank Of The West
Aug 4, 2004
—
Valleycare Health System
Nearon Ents LLC
Grant Deed
$8,250,000 · Fremont 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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