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Property profile & analytics
OFF-MARKET
Estimated value
$8,680,000
Hotels
650 Ellinwood Way, Pleasant Hill, CA 94523-2498
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5069794
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2016
Construction
WOOD FRAME
Total area
83,969 SF
Lot
2.43 ac (105,851 SF)
APN
127-210-031-2
UPID
US09-5069794
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.78M
Comparable Approach
Comparable
$9.59M
Blend (final)
Blend
$8.68M
Owner & transaction history
Peninsular Realty LLC · 6 yrs held
Peninsular Realty LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$14.4M
+102.4%
Medical building
$11.1M
+56.4%
Restaurant
$10.6M
+49.1%
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 Pleasant Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pleasant Hill 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%
$8,425,000
6.5%
$7,775,000
7%
$7,220,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$7,105,000
Current use
COMMERCIAL (GENERAL)
$14,380,000
Change: +102% · Conversion: Difficult
MEDICAL BUILDING
$11,110,000
Change: +56% · Conversion: Difficult
RESTAURANT
$10,590,000
Change: +49% · Conversion: Difficult
OFFICE BUILDING
$6,560,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$8.68M
Range $7.81M – $9.55M · ±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
$103 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$469,658
Tax year 2024
Assessed value
$39,671,476
Assessed 2024
Previous assessed
$39,671,476
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$10,722,020
Assessed improvement
$28,949,456
Applied tax rate
12.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2016
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
1
Rooms
1
Total area
83,969 SF
Lot
2.43 ac (105,851 SF)
APN
127-210-031-2
UPID
US09-5069794
Jurisdiction
CONTRA COSTA
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
HOTEL/MOTEL Current
Est. value
$7.1M
COMMERCIAL (GENERAL)
Est. value
$14.4M
MEDICAL BUILDING
Est. value
$11.1M
RESTAURANT
Est. value
$10.6M
OFFICE BUILDING
Est. value
$6.6M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
OFFICE BUILDING
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
2016
Construction
WOOD FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
1
Rooms
1
Lot
2.43 ac
Current owner
From public records · entity-resolved
Peninsular Realty LLC
Entity
Mailing address
150 W HARRIS AVE, SOUTH SAN FRANCISCO, CA 94080-6009
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Oct 7, 2025
—
Peninsular Realty LLC
—
Deed
related
$10,000,000 · East West Bank
Nov 14, 2023
—
Peninsular Realty LLC
—
Deed
related
$10,000,000 · East West Bank
Jan 10, 2020
—
Peninsular Realty LLC
—
Deed
related
$24,050,000 · East West Bk
Nov 8, 2019
$37,000,000
Peninsular Realty LLC
Wrsjg LLC
Grant Deed
$10,990,000 · East West Bank
Sep 16, 2015
—
Wrsjg LLC
—
Trustees Deed
related
$13,981,600 · Western Alliance Bk
Nov 14, 2014
$2,615,500
Wrsjg LLC
Chevys Associates
Grant Deed
—
Jun 30, 1992
$1,000,000
Chevys Associates LP
G Bakar Partners
Grant Deed
—
Oct 27, 1987
$45,000
G Bakar Partnership
Damner,herbert L JR
Grant Deed
related
—
—
—
Peninsular Realty LLC
—
Loan Modification
related
$24,050,000 · East West Bk
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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