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Property profile & analytics
OFF-MARKET
Estimated value
$9,685,000
Manufacturing properties
890 2nd Ave, Redwood City, CA 94063-3904
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-1728149
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1957
Total area
22,400 SF
Lot
0.97 ac (42,154 SF)
Zoning code
ML00IR
APN
055-081-010
UPID
US09-1728149
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
$9.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.40M
Blend (final)
Blend
$9.69M
Owner & transaction history
Sinclair Partners LLC · 5 yrs held
Sinclair Partners LLC
since 2021
Last sale
$9.6M
6 recorded transactions
Zoning & alternative use
ML00IR · Redwood City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$15.3M
+112.1%
Restaurant
$15.1M
+110.5%
Neighborhood: shopping center
$12.1M
+68.0%
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 Redwood City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redwood City 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
$7,760,000
ML approach
$9,190,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$7,195,000
Current use
OFFICE BUILDING
$15,260,000
Change: +112% · Conversion: Difficult
RESTAURANT
$15,145,000
Change: +111% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,090,000
Change: +68% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,350,000
Change: +44% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,175,000
Change: +41% · Conversion: Easy
RETAIL STORES
$9,685,000
Change: +35% · Conversion: Moderate
WAREHOUSE, STORAGE
$7,340,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$9.69M
Range $8.72M – $10.65M · ±10% · vs last sale $9.58M (Mar 24 2021)
Last sale anchor
$9.58M
Mar 24 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
$432 / 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
$113,459
Tax year 2024
Assessed value
$10,166,371
Assessed 2024
Previous assessed
$10,166,371
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$7,604,616
Assessed improvement
$2,561,755
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1957
Heating
NONE
Stories
1
Total area
22,400 SF
Lot
0.97 ac (42,154 SF)
Zoning code
ML00IR
APN
055-081-010
UPID
US09-1728149
Jurisdiction
SAN MATEO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
ML00IR · Redwood City, CA
Zoning ML00IR · permitted uses
ML00IR · Redwood City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Redwood City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$7.2M
OFFICE BUILDING
Est. value
$15.3M
RESTAURANT
Est. value
$15.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.1M
COMMERCIAL (GENERAL)
Est. value
$10.4M
AUTO REPAIR, GARAGE
Est. value
$10.2M
RETAIL STORES
Est. value
$9.7M
WAREHOUSE, STORAGE
Est. value
$7.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
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
1957
Heating
NONE
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Sinclair Partners LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 60607, PALO ALTO, CA 94306-0607
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
Feb 23, 2022
—
Sinclair Partners LLC
—
Deed
related
$500,000 · Jpmorgan Chase Bank NA
Mar 24, 2021
$9,580,000
Sinclair Partners LLC
Glg Nextgen INC
Grant Deed
—
Feb 13, 2020
—
Lico Properties INC
Live Oak Properties INC
Quit Claim Deed
—
Aug 9, 2019
—
Live Oak Properties INC
Vela Corp
Correction Deed
related
—
Jan 9, 2013
—
Live Oak Properties
Vela Corp
Grant Deed
—
Oct 6, 2004
—
Live Oak Properties
Vela Corp
Grant Deed
related
—
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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