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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Assisted living facilities
6502 Via San Blas Pleasanton, CA 94566-5766
Individually Owned
5-yr Hold
Property ID
US09-7764511
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1975
Construction
WOOD
Total area
1,652 SF
Lot
0.16 ac (7,030 SF)
APN
946-3408-30
UPID
US09-7764511
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
$905k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$768k
Blend (final)
Blend
$785k
Owner & transaction history
Jeric Villaruz · 5 yrs held
Jeric Villaruz
since 2020
Last sale
$784,500
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$865,000
+78.1%
Neighborhood: shopping center
$700,000
+44.1%
Medical building
$655,000
+34.1%
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 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
$805,000
ML approach
$905,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$485,000
Current use
OFFICE BUILDING
$865,000
Change: +78% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$700,000
Change: +44% · Conversion: Difficult
MEDICAL BUILDING
$655,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$530,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $785k (Aug 17 2020)
Last sale anchor
$785k
Aug 17 2020
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
$475 / 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
$12,691
Tax year 2023
Assessed value
$1,071,987
Assessed 2024
Previous assessed
$1,050,970
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$321,528
Assessed improvement
$750,459
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1975
Construction
WOOD
Heating
NONE
Buildings
1
Stories
1
Units
1
Rooms
6
Bathrooms
2
Total area
1,652 SF
Lot
0.16 ac (7,030 SF)
APN
946-3408-30
UPID
US09-7764511
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$485,000
OFFICE BUILDING
Est. value
$865,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$700,000
MEDICAL BUILDING
Est. value
$655,000
AUTO REPAIR, GARAGE
Est. value
$530,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL 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
1975
Construction
WOOD
Heating
NONE
Stories
1
Buildings
1
Units
1
Rooms
6
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Jeric Villaruz
Individual
Mailing address
209 CLAUDIUS DR, APTOS, CA 95003-4610
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2020
—
Jeric Villaruz
Jeric Villaruz
Intrafamily Transfer
related
$537,200 · Primelending
Apr 10, 2019
—
Jeric Villaruz
Villaruz,jeric
Quit Claim Deed
related
—
Aug 29, 2018
—
Jeric Villaruz
Jeric C Villaruz
Intrafamily Transfer
related
—
Feb 8, 2005
$784,500
Jeric C Villaruz
James D Brown
Grant Deed
$609,600 · American Home Mortgage Acceptance I
—
—
James D Brown
—
Deed Of Trust
related
$150,000 · Household Bank
—
—
James D Brown
—
Deed Of Trust
related
$147,000 · Us Bancorp Mortgage Corp
—
—
Brown J.
—
Deed Of Trust
related
$170,000 · Lomas Mortgage USA
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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