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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Apartment buildings
982 Division St Pleasanton, CA 94566-6063
Trust Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8375523
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1952
Construction
WOOD
Total area
2,978 SF
Lot
0.32 ac (13,800 SF)
APN
94-127-11-2
UPID
US09-8375523
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
$385k
CAP Approach
CAP
$665k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$590k
Owner & transaction history
Kinman,patricia J Trust · 8 yrs held
Kinman,patricia J Trust
since 2018
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$960,000
+32.1%
Retail stores
$845,000
+16.4%
Commercial (general)
$835,000
+14.9%
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
$385,000
CAP Approach
CAP Return
Estimation
6%
$720,000
6.5%
$665,000
7%
$615,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$725,000
Current use
AUTO REPAIR, GARAGE
$960,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$845,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$835,000
Change: +15% · Conversion: Moderate
WAREHOUSE, STORAGE
$595,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±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
$198 / 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
$22,882
Tax year 2023
Assessed value
$1,950,674
Assessed 2024
Previous assessed
$1,912,430
+2.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,171,275
Assessed improvement
$779,399
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
1952
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Units
5
Rooms
16
Bathrooms
5
Total area
2,978 SF
Lot
0.32 ac (13,800 SF)
APN
94-127-11-2
UPID
US09-8375523
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
$725,000
AUTO REPAIR, GARAGE
Est. value
$960,000
RETAIL STORES
Est. value
$845,000
COMMERCIAL (GENERAL)
Est. value
$835,000
WAREHOUSE, STORAGE
Est. value
$595,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1952
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Units
5
Rooms
16
Bathrooms
5
Lot
0.32 ac
Current owner
From public records · entity-resolved
Kinman,patricia J Trust
Trust
Free & Clear · 8 yrs held
Mailing address
5424 SUNOL BLVD STE #10, PLEASANTON, CA 94566-7705
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2018
—
Kinman,patricia J Trust
Patricia,j Kinman
Affidavit Of Death
related
—
May 25, 2018
$1,750,000
Anton Karidian LLC
Kinman Patricia J Trust
Grant Deed
—
Oct 4, 2012
—
Kinman Patricia J Trust
Kinman James R Trust
Quit Claim Deed
related
—
Oct 18, 1993
—
Patricia Kinman Trustee
Kinman,james R&p
Quit Claim Deed
related
—
Oct 14, 1969
—
—
—
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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