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Property profile & analytics
OFF-MARKET
Estimated value
$3,635,000
Retail space
9895 San Pablo Ave El Cerrito, CA 94530-3922
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2406663
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Total area
3,573 SF
Lot
0.28 ac (12,100 SF)
APN
510-016-003-4
UPID
US09-2406663
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
$3.49M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.64M
Owner & transaction history
Boxes & Beans LLC · 2 yrs held
Boxes & Beans LLC
since 2023
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.3M
+385.4%
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 El Cerrito submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs El Cerrito 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
$3,515,000
ML approach
$3,490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,305,000
Change: +385% · Conversion: Moderate
Blend value · Realmo final
$3.64M
Range $3.27M – $4.00M · ±10% · vs last sale $3.77M (Sep 28 2023)
Last sale anchor
$3.77M
Sep 28 2023
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
$1,017 / 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
$53,895
Tax year 2024
Assessed value
$3,770,000
Assessed 2024
Previous assessed
$3,770,000
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$1,400,000
Assessed improvement
$2,370,000
Applied tax rate
3.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2005
Heating
NONE
Stories
1
Units
2
Rooms
2
Total area
3,573 SF
Lot
0.28 ac (12,100 SF)
APN
510-016-003-4
UPID
US09-2406663
Jurisdiction
CONTRA COSTA
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
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
2005
Heating
NONE
Stories
1
Units
2
Rooms
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Boxes & Beans LLC
Entity
Mailing address
582 MARKET ST STE #912, SAN FRANCISCO, CA 94104-5310
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 28, 2023
$3,770,000
Boxes & Beans LLC
Carlson Group LLC
Grant Deed
—
Sep 14, 2017
—
Carlson Group LLC
Gong W Y & M M 2001 Trust
Quit Claim Deed
related
—
Aug 21, 2015
$3,000,000
Gong,wayne Y & M M 2001 Trust
San Pablo & Carlson LLC
Grant Deed
—
Oct 29, 2004
$368,500
San Pablo & Carlson LLC
Runnion,mollie
Grant Deed
—
Oct 29, 2004
—
Mollie Runnion
Runnion,jack C
Affidavit Of Death
related
—
Oct 7, 2004
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Nov 14, 2003
—
Jack C Runnion
Runnion,hilary J & Joseph K
Quit Claim Deed
related
—
Aug 25, 1978
—
Runnion,jack C & Mollie|hirose,william Y Tr
—
Grant Deed
related
—
Aug 23, 1977
—
—
—
Grant Deed
related
—
—
—
San Pablo & Carlson LLC
—
Deed Of Trust
related
$1,300,000 · Greater Bay Bank
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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