Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,475,000
Office buildings
578 University Ave Palo Alto, CA 94301-1901
Entity Owned
~
Est. High Equity
Property ID
US09-3309010
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1961
Construction
CONCRETE
Total area
9,260 SF
Lot
0.23 ac (10,000 SF)
Zoning code
CDCP
APN
120-03-037
UPID
US09-3309010
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
-
Serena Lo Homes Real Estate Agency
-
Compass - Robert Purnell Real Estate Agency
-
Alain Pinel Realtors Real Estate Agency
-
Yamina Wu Realtor Real Estate Agency
-
Compass Palo Alto - Dominique Van Ryckeghem Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.48M
Owner & transaction history
578 University Avenue LLC
578 University Avenue LLC
since 2025
7 recorded transactions
Zoning & alternative use
CDCP · Palo Alto, CA
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 Palo Alto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palo Alto 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$267 / 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
Assessed value
$869,313
Assessed 2023
Previous assessed
$1,049,495
-17.2% YoY
Assessed land
$195,141
Assessed improvement
$674,172
Applied tax rate
6.0000
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
1961
Construction
CONCRETE
Heating
NONE
Cooling
NONE
Stories
1
Total area
9,260 SF
Lot
0.23 ac (10,000 SF)
Zoning code
CDCP
APN
120-03-037
UPID
US09-3309010
Jurisdiction
SANTA CLARA
Zoning & alternative use
CDCP · Palo Alto, CA
Zoning CDCP · permitted uses
CDCP · Palo Alto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palo Alto. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1961
Construction
CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
578 University Avenue LLC
Entity
Mailing address
63520 CRICKETWOOD RD, BEND, OR 97701-9748
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2025
$13,250,000
578 University Avenue LLC
Susan Rugtiv Stewart
Grant Deed
$6,625,000 · Lone Oak Fund LLC
Oct 23, 2025
—
Susan Rugtiv Stewart
Susan Rugtiv Stewart
Deed
related
—
Nov 5, 2024
—
Nancy R Cronin
Nancy R Cronin
Deed
related
—
Aug 14, 2024
—
Ann Downey Manoukian
Ann R Manoukian
Intrafamily Transfer
related
—
Feb 16, 2023
—
David Charles Clapper
Barbara B Clapper
Intrafamily Transfer
related
—
Oct 28, 2019
—
Stewart-rugtiv Trust
Susan I Rugtiv
Quit Claim Deed
related
—
Jan 17, 2013
—
Rugtiv George & Barbara Trust
Rugtiv George & B Trust
Quit Claim Deed
related
—
May 1, 1996
—
Rugtiv Trust
Rugtiv,george M & Barbara M
Quit Claim Deed
related
—
Mar 19, 1996
—
George M Rugtiv
—
Deed Of Trust
related
$1,050,000 · Citibank Fsb
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 578 University Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
