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Property profile & analytics
OFF-MARKET
Estimated value
$2,155,000
Office buildings
685 Remington Dr Sunnyvale, CA 94087-1982
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3253969
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1976
Construction
TILT-UP CONCRETE
Total area
3,288 SF
Lot
0.38 ac (16,685 SF)
Zoning code
R4PD
APN
211-20-046
UPID
US09-3253969
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
-
Wade Lee, D.D.S. Dental Office
-
Remington Chiropractic - Dr. Pamela Wells, DC Alternative Medicine Practice
-
Sunnyvale Chiropractic Doctors Alternative Medicine Practice
-
Robin Douglas DC Alternative Medicine Practice
-
Shimoto Carol DC Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.85M
Blend (final)
Blend
$2.16M
Owner & transaction history
Ruel Chia Hung Tsai · 4 yrs held
Ruel Chia Hung Tsai
since 2021
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
R4PD · Sunnyvale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.4M
+63.0%
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 Sunnyvale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sunnyvale 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
$2,165,000
ML approach
$2,160,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,075,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,380,000
Change: +63% · Conversion: Difficult
RETAIL STORES
$1,855,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$2.16M
Range $1.94M – $2.37M · ±10% · vs last sale $2.15M (Dec 1 2021)
Last sale anchor
$2.15M
Dec 1 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
$655 / 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
$26,207
Tax year 2024
Assessed value
$2,236,860
Assessed 2024
Previous assessed
$2,236,860
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,976,760
Assessed improvement
$260,100
Applied tax rate
9.0000
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
2
Total area
3,288 SF
Lot
0.38 ac (16,685 SF)
Zoning code
R4PD
APN
211-20-046
UPID
US09-3253969
Jurisdiction
SANTA CLARA
Zoning & alternative use
R4PD · Sunnyvale, CA
Zoning R4PD · permitted uses
R4PD · Sunnyvale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sunnyvale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
RETAIL STORES
Est. value
$1.9M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
2
Lot
0.38 ac
Current owner
From public records · entity-resolved
Ruel Chia Hung Tsai
Individual
Mailing address
760 BARBER LN, MILPITAS, CA 95035-7919
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2021
$2,150,000
Ruel Chia Hung Tsai
Ccpo D LLC
Grant Deed
$1,075,000 · Citizens Equity First Cu
Dec 8, 2020
—
Ccpo D LLC
Julie A Pavlina
Quit Claim Deed
—
Oct 21, 2020
—
Julie A Pavlina
—
Deed
related
$500,000 · Lone Oak Fund LLC
Aug 7, 2020
—
Julie A Pavlina
For No Consideration Ccpo A LP
Quit Claim Deed
related
—
Aug 10, 2005
—
A Ccpo
Pavlina Trust
Grant Deed
—
Jan 7, 1997
—
Julie A Pavlina
Pavlina Trust
Quit Claim Deed
related
—
Jan 7, 1997
$57,000
Pavlina,julie A
Pavlina Trust
Trustees Deed
related
—
Dec 29, 1995
$43,500
Julie A Pavlina
Pavlina,stephen J & Virginia A
Grant Deed
related
—
Feb 22, 1995
—
Pavlina Trust
Pavlina,stephen J & Virginia A
Quit Claim Deed
related
—
Dec 29, 1994
$136,500
Julie A Pavlina
Pavlina,stephen J & Virginia A
Grant Deed
related
—
Dec 31, 1992
—
Stephen Pavlina
Sangiorgio,j.&p.
Grant Deed
related
—
Jun 5, 1992
$540,000
Stephen Pavlina
Williams Donald
Grant Deed
—
—
—
Donald Wi
—
Deed Of Trust
related
$454,000 · Glendale Federal 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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