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Property profile & analytics
OFF-MARKET
Estimated value
$1,510,000
Apartment buildings
852 Division St Pleasanton, CA 94566-6569
Individually Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-6656655
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Construction
WOOD
Total area
9,236 SF
Lot
0.41 ac (17,755 SF)
APN
94-127-18-9
UPID
US09-6656655
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
by Request
CAP Approach
CAP
$2.06M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.51M
Owner & transaction history
Curtis Lee · 17 yrs held
Curtis Lee
since 2008
7 recorded transactions
Zoning & alternative use
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,230,000
6.5%
$2,060,000
7%
$1,910,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,250,000
Current use
Blend value · Realmo final
$1.51M
Range $1.36M – $1.66M · ±10%
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
$163 / 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
$29,448
Tax year 2023
Assessed value
$2,487,996
Assessed 2024
Previous assessed
$2,439,219
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$622,377
Assessed improvement
$1,865,619
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
NONE
Buildings
1
Stories
2
Units
12
Bathrooms
12
Total area
9,236 SF
Lot
0.41 ac (17,755 SF)
APN
94-127-18-9
UPID
US09-6656655
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS) Current
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
1970
Construction
WOOD
Heating
NONE
Stories
2
Buildings
1
Units
12
Bathrooms
12
Lot
0.41 ac
Current owner
From public records · entity-resolved
Curtis Lee
Individual
Mailing address
1610 S STELLING RD, CUPERTINO, CA 95014-5232
Ownership since
2008
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 30, 2017
—
Lee Family Trust
—
Deed
related
$1,150,000 · Jp Morgan Chase Bk
Sep 19, 2008
$1,975,000
Curtis Lee
Alan J Belluomini
Grant Deed
$1,250,000 · Washington Mutual Bank
Apr 24, 2008
—
Belluomini Family Trust
Belluomini,alan J
Quit Claim Deed
related
—
Oct 19, 2001
$1,840,000
Alan J Belluomini
Koch Trust
Grant Deed
$1,305,000 · Abn Amro Mortgage Group INC
Jun 13, 1984
$100,000
Koch,lawrence R & Barbara F Trust
—
Grant Deed
related
—
—
—
Lee Family Trust
—
Deed Of Trust
related
$1,300,000 · J P Morgan Chase Bank
—
—
Lee Family Trust
—
Deed Of Trust
related
$1,150,000 · Jp Morgan Chase Bk
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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