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Property profile & analytics
OFF-MARKET
Estimated value
$1,475,000
Apartment buildings
8656 Macarthur Blvd Oakland, CA 94605-4070
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-6998739
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1960
Construction
WOOD
Total area
10,040 SF
Lot
0.22 ac (9,750 SF)
APN
43A-4639-21-1
UPID
US09-6998739
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.48M
Owner & transaction history
Blue Ridge Living LLC · 5 yrs held
Blue Ridge Living LLC
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.4M
+36.7%
Retail stores
$2.4M
+34.9%
Commercial (general)
$2.0M
+12.3%
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 Oakland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakland 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,770,000
Current use
OFFICE BUILDING
$2,420,000
Change: +37% · Conversion: Moderate
RETAIL STORES
$2,385,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,990,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$1.48M
Range $1.33M – $1.62M · ±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
$147 / 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
$58,977
Tax year 2023
Assessed value
$2,201,997
Assessed 2024
Previous assessed
$2,158,825
+2.0% YoY
Effective rate
2.68%
On assessed value
Assessed land
$669,300
Assessed improvement
$1,532,697
Applied tax rate
17.0000
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
1960
Construction
WOOD
Heating
NONE
Buildings
1
Stories
2
Units
20
Rooms
64
Bathrooms
20
Total area
10,040 SF
Lot
0.22 ac (9,750 SF)
APN
43A-4639-21-1
UPID
US09-6998739
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
$1.8M
OFFICE BUILDING
Est. value
$2.4M
RETAIL STORES
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1960
Construction
WOOD
Heating
NONE
Stories
2
Buildings
1
Units
20
Rooms
64
Bathrooms
20
Lot
0.22 ac
Current owner
From public records · entity-resolved
Blue Ridge Living LLC
Entity
Mailing address
6 W GABILAN ST STE #20, SALINAS, CA 93901-2725
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
27 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2024
—
Blue Ridge Living LLC
—
Deed
related
$140,000 · Hilda Iracheta Etal
Oct 24, 2023
—
Blue Ridge Living LLC
—
Deed
related
$89,000 · 804 Prime Options LLC
Oct 10, 2023
—
Blue Ridge Living LLC
—
Deed
related
$43,000 · Restl Ventures LLC
Aug 25, 2023
—
Blue Ridge Living LLC
—
Deed
related
$100,000 · Edgar Vargas
Aug 16, 2023
—
Blue Ridge Living LLC
—
Deed
related
$200,000 · Bronzetree Terraces LLC
Jun 14, 2021
—
Blue Ridge Living LLC
Capital Homes Investments LLC
Grant Deed
$2,400,000 · Bridgecore Avant I LLC
Mar 21, 2019
—
Capital Homes Investments LLC
—
Deed
related
$491,000 · Reesha Cap
Dec 20, 2018
—
Capital Homes Investments LLC
—
Deed
related
$2,828,000 · Sound Equity High Income Debt
Nov 9, 2018
—
Capital H Invs LLC
—
Deed
related
$105,000 · Reesha Cap
Dec 22, 2017
—
Capital Homes Investments LLC
—
Deed
related
$375,000 · Reesha Capital LLC (ce)
Dec 20, 2017
$1,980,000
Capital Homes Investments LLC
Galaxy Holdings Macarthur LLC
Grant Deed
$1,485,000 · 5 Arch Funding Corp
Aug 12, 2010
—
Galaxy Holdings-macarthur LLC
Linhart,robert R
Grant Deed
—
Jul 30, 2010
$495,000
Robert R Linhart
Paul E Carlson
Grant Deed
—
May 31, 2006
—
Benedict C Ezeokoli
Jane Ezeokoli
Intrafamily Transfer
related
$1,079,000 · Impac Commercial Capital Corp
Jun 12, 2001
$471,500
Benedict C Ezeokoli
Budderman Trust
Grant Deed
related
$371,000 · Budderman Trust
Jan 12, 1995
—
Budderman Trust
Budderman,marvin
Quit Claim Deed
related
—
Jul 8, 1994
—
Marvin Budderman
Budderman Trust
Quit Claim Deed
related
$420,000 · San Francisco Federal S & L
Jan 6, 1992
$375,000
Marvin Budderman
Resolution Trust
Quit Claim Deed
related
$250,000 · Trans Pacific Bank
Dec 15, 1989
$111,500
Frank Silveira
Lum,p.&a.
Grant Deed
$50,000 · Individual
—
—
Capital H Invs LLC
—
Deed Of Trust
related
$105,000 · Reesha Cap
—
—
Benedict C Ezeokoli
—
Deed Of Trust
related
$1,115,019 · Deutsche Bk Nat'l Tr Co 2006-2
—
—
Capital Homes Investments LLC
—
Deed Of Trust
related
$2,828,000 · Sound Equity High Income Debt
—
—
Paul Lum
—
Deed Of Trust
related
$590,000 · Zzzzzzzzzzzzzzzzzzzzzzzzzzzzzz
—
—
Capital Homes Investments LLC
—
Deed Of Trust
related
$375,000 · Reesha Capital LLC (ce)
—
—
Marvin J Budderman
—
Deed Of Trust
related
$400,000 · Monterey Bay Bank
—
—
Benedict Ezeokoli
—
Deed Of Trust
related
$858,000 · Bayview Fin'l Trading Group
—
—
Capital Homes Investments LLC
—
Deed Of Trust
related
$491,000 · Reesha Cap
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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