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Property profile & analytics
OFF-MARKET
Estimated value
$12,050,000
Apartment buildings
710 Willow Ave Rodeo, CA 94572-2049
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-0277863
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2001
Total area
38,186 SF
Lot
1.09 ac (47,480 SF)
Zoning code
P-1
APN
357-120-073-6
UPID
US09-0277863
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
-
Rodeo Gateway Apartment Building
-
Rοdeo LiftMaѕtеr Dοοrs Gatеs Building Supply Big Box & Wholesale Store
-
Rodeo Garage Dοοrs Rеpair οf Nοrth Bay Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.42M
CAP Approach
CAP
$9.34M
Comparable Approach
Comparable
$15.19M
Blend (final)
Blend
$12.05M
Owner & transaction history
Rodeo Senior Partners INC · 3 yrs held
Rodeo Senior Partners INC
since 2023
Last sale
$12.5M
2 recorded transactions
Zoning & alternative use
P-1 · Rodeo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$16.7M
+60.2%
Medical building
$13.9M
+33.0%
Commercial (general)
$13.3M
+27.5%
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 Rodeo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rodeo 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
$13,365,000
ML approach
$9,415,000
CAP Approach
CAP Return
Estimation
6%
$10,115,000
6.5%
$9,340,000
7%
$8,670,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,425,000
Current use
RESTAURANT
$16,700,000
Change: +60% · Conversion: Difficult
MEDICAL BUILDING
$13,870,000
Change: +33% · Conversion: Moderate
COMMERCIAL (GENERAL)
$13,290,000
Change: +27% · Conversion: Moderate
OFFICE BUILDING
$13,130,000
Change: +26% · Conversion: Moderate
AUTO REPAIR, GARAGE
$10,125,000
Change: -3% · Conversion: Difficult
RETAIL STORES
$9,190,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$12.05M
Range $10.85M – $13.26M · ±10% · vs last sale $12.50M (May 30 2023)
Last sale anchor
$12.50M
May 30 2023
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
$316 / 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
$68,352
Tax year 2024
Assessed value
$12,866,160
Assessed 2024
Previous assessed
$12,866,160
+0.0% YoY
Effective rate
0.53%
On assessed value
Assessed land
$2,550,000
Assessed improvement
$10,316,160
Applied tax rate
62.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2001
Heating
NONE
Stories
1
Units
50
Rooms
50
Total area
38,186 SF
Lot
1.09 ac (47,480 SF)
Zoning code
P-1
APN
357-120-073-6
UPID
US09-0277863
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
P-1 · Rodeo, CA
Zoning P-1 · permitted uses
P-1 · Rodeo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rodeo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$10.4M
RESTAURANT
Est. value
$16.7M
MEDICAL BUILDING
Est. value
$13.9M
COMMERCIAL (GENERAL)
Est. value
$13.3M
OFFICE BUILDING
Est. value
$13.1M
AUTO REPAIR, GARAGE
Est. value
$10.1M
RETAIL STORES
Est. value
$9.2M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2001
Heating
NONE
Stories
1
Units
50
Rooms
50
Lot
1.09 ac
Current owner
From public records · entity-resolved
Rodeo Senior Partners INC
Entity
Mailing address
22 PELICAN WAY, SAN RAFAEL, CA 94901-5545
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2023
—
Rodeo Senior Partners INC
Wash Multifamily Laundry Systems Ll
Lease
$2,469,649 · Eah INC
May 30, 2023
$12,500,000
Rodeo Gateway II LP
Rodeo Senior Apartments INC
Grant Deed
related
$15,035,454 · Umpqua 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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