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Property profile & analytics
OFF-MARKET
Estimated value
$9,200,000
Flex space
6500 National Dr Livermore, CA 94550-8805
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8601459
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2003
Construction
TILT-UP CONCRETE
Total area
40,444 SF
Lot
2.63 ac (114,710 SF)
APN
99B-5751-14
UPID
US09-8601459
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
-
TECO Technology Factory Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.49M
CAP Approach
CAP
$7.45M
Comparable Approach
Comparable
$10.51M
Blend (final)
Blend
$9.20M
Owner & transaction history
K & S Holdings LLC · 4 yrs held
K & S Holdings LLC
since 2021
Last sale
$9.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.7M
+53.4%
Auto repair, garage
$13.0M
+45.7%
Retail stores
$11.5M
+28.4%
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 Livermore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Livermore 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
$8,895,000
ML approach
$8,490,000
CAP Approach
CAP Return
Estimation
6%
$8,070,000
6.5%
$7,450,000
7%
$6,915,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,940,000
Current use
OFFICE BUILDING
$13,715,000
Change: +53% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,025,000
Change: +46% · Conversion: Easy
RETAIL STORES
$11,475,000
Change: +28% · Conversion: Moderate
COMMERCIAL (GENERAL)
$11,325,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$9.20M
Range $8.28M – $10.12M · ±10% · vs last sale $9.93M (Dec 15 2021)
Last sale anchor
$9.93M
Dec 15 2021
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
$227 / 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
$119,850
Tax year 2024
Assessed value
$10,405,591
Assessed 2024
Previous assessed
$10,405,591
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$3,017,160
Assessed improvement
$7,388,431
Applied tax rate
16.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
2
Units
1
Bathrooms
6
Total area
40,444 SF
Lot
2.63 ac (114,710 SF)
APN
99B-5751-14
UPID
US09-8601459
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
INDUSTRIAL (GENERAL) Current
Est. value
$8.9M
OFFICE BUILDING
Est. value
$13.7M
AUTO REPAIR, GARAGE
Est. value
$13.0M
RETAIL STORES
Est. value
$11.5M
COMMERCIAL (GENERAL)
Est. value
$11.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
1
Units
1
Bathrooms
6
Lot
2.63 ac
Current owner
From public records · entity-resolved
K & S Holdings LLC
Entity
Mailing address
6500 NATIONAL DR, LIVERMORE, CA 94550-8805
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Feb 2, 2022
—
K&s Holdings LLC
—
Deed
related
$4,080,000 · The Mortgage Capital Development Corp
Dec 15, 2021
$9,928,000
K & S Holdings LLC
Richard Mark Saroyan
Grant Deed
$4,964,000 · Bank Of Marin
Apr 25, 2017
—
Saroyan,mark & Beth Trust
Saroyan,richard M
Quit Claim Deed
related
—
Apr 11, 2013
—
Jjk Family Holdings LLC
You People Club Trust
Quit Claim Deed
related
—
Dec 31, 2012
—
You People Club Trust
Saroyan,john S
Quit Claim Deed
related
—
Jun 6, 2002
—
John S Aroyan
—
Trustees Deed
related
$2,500,000 · Community Bank NA
Dec 29, 2000
—
John S Saroyan
Livermore National Industrial
Grant Deed
related
—
Oct 4, 2000
—
Livermore National Industrial
Jj Dancien & Co LLC
Grant Deed
related
—
—
—
Richard M Saroyan
—
Deed Of Trust
related
$2,059,848 · Community Bank NA
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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