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Property profile & analytics
FOR SALE
Office buildings
779 Altos Oaks Dr Los Altos, CA 94024
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2980861
For Sale
1 / 2
$5,305,000
779 Altos Oaks Dr, Los Altos, CA 94024
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
WOOD FRAME
Total area
3,628 SF
Lot
0.34 ac (14,600 SF)
Zoning code
0A1
APN
189-16-015
UPID
US09-2980861
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
-
Frascino Robert J MD Physician
-
Cerity Partners Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.23M
Blend (final)
Blend
$5.31M
Owner & transaction history
Ljr Los Altos LLC · 4 yrs held
Ljr Los Altos LLC
since 2021
Last sale
$5.2M
6 recorded transactions
Zoning & alternative use
0A1 · Los Altos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Los Altos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Altos 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
$5,260,000
ML approach
$5,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,210,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,730,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$5.31M
Range $4.77M – $5.84M · ±10% · vs last sale $5.23M (Nov 19 2021)
Last sale anchor
$5.23M
Nov 19 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
$1,462 / 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
$67,079
Tax year 2024
Assessed value
$5,439,211
Assessed 2024
Previous assessed
$5,439,211
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$4,177,206
Assessed improvement
$1,262,005
Applied tax rate
11.0000
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
For Sale
Year built
1959
Construction
WOOD FRAME
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
3,628 SF
Lot
0.34 ac (14,600 SF)
Zoning code
0A1
APN
189-16-015
UPID
US09-2980861
Jurisdiction
SANTA CLARA
Zoning & alternative use
0A1 · Los Altos, CA
Zoning 0A1 · permitted uses
0A1 · Los Altos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Altos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1959
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Ljr Los Altos LLC
Entity
Mailing address
640 PULLMAN DR, LOS ALTOS, CA 94024
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2021
$5,228,000
Ljr Los Altos LLC
Altos Oaks Realty LLC
Grant Deed
—
Dec 9, 2020
—
Sullivan Living Trust
Altos Oaks Realty LLC
Quit Claim Deed
related
—
Oct 31, 1997
$725,000
Altos Oaks Realty LLC
Freeman Trust
Grant Deed
$725,000 · Cupertino National Bank
Nov 12, 1992
—
Freeman Trust
Freeman,melvin&j
Quit Claim Deed
related
—
May 27, 1992
$311,272
Melvin Freeman
Freeman M./mcina
Grant Deed
related
$320,000 · Seller
—
—
Altos Oaks Realty LLC
—
Deed Of Trust
related
$640,000 · Bank Of America
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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