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Property profile & analytics
OFF-MARKET
Estimated value
$2,225,000
Investment properties
1099 45th St Emeryville, CA 94608-3326
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-8145677
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Construction
TILT-UP CONCRETE
Total area
5,639 SF
Lot
0.09 ac (4,000 SF)
APN
49-1079-1
UPID
US09-8145677
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
$2.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.23M
Owner & transaction history
Ung Kang Bu · 5 yrs held
Ung Kang Bu
since 2021
Last sale
$2.4M
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 Emeryville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Emeryville 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
$2,025,000
ML approach
$2,180,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,660,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,395,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$2.23M
Range $2.00M – $2.45M · ±10% · vs last sale $2.35M (May 18 2021)
Last sale anchor
$2.35M
May 18 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
$395 / 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
$26,530
Tax year 2023
Assessed value
$1,980,012
Assessed 2024
Previous assessed
$1,941,192
+2.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$429,467
Assessed improvement
$1,550,545
Applied tax rate
14.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
2
Units
10
Rooms
28
Bathrooms
8
Total area
5,639 SF
Lot
0.09 ac (4,000 SF)
APN
49-1079-1
UPID
US09-8145677
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
COMMERCIAL (GENERAL) Current
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
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
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
1
Units
10
Rooms
28
Bathrooms
8
Lot
0.09 ac
Current owner
From public records · entity-resolved
Ung Kang Bu
Individual
Mailing address
7269 CHABOT RD, OAKLAND, CA 94618-1947
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2021
—
Ung Kang Bu
Ung Kang Bu
Intrafamily Transfer
related
—
Jul 20, 2017
$2,350,000
Kang,bu U Trust
Pisani Robert Trust
Grant Deed
$1,450,000 · Bank Of Hope
Oct 30, 1998
$134,000
Dorothy J Johnson
Cascoyne,eric
Grant Deed
$268,000 · Life Savings Bank
Jun 2, 1997
$258,500
Pisani,debtor
Liquidating Trust
Trustees Deed
—
Jun 2, 1997
—
Robert Pisani
Pisani,heidah
Quit Claim Deed
related
—
Nov 15, 1996
—
Robert Pisani
San Pablo 45 LLC
Grant Deed
related
—
Aug 22, 1996
$50,500
San Pablo-45 LLC
Pisani,robert
Grant Deed
related
—
Jun 30, 1995
—
Robert Pisani
Pisani,heidah
Quit Claim Deed
related
$250,000 · Southern Pacific Thrift & Loan
Oct 20, 1994
—
Robert Pisani
Bahman-vincent,haideh
Grant Deed
related
—
—
—
Robert Pisani
—
Deed Of Trust
related
$75,000 · Foreman & Brasso
—
—
Pisani Robert Trust
—
Deed Of Trust
related
$900,000 · Bank Of Alameda
—
—
Pisani,tr
—
Deed Of Trust
related
$210,000 · Yosemite Land Bank Flca
—
—
Robert Pisani
—
Deed Of Trust
related
$850,000 · Levin & Menzies INC
—
—
Robert Pisani
—
Deed Of Trust
related
$91,040 · Haideh Bahman-vincent
—
—
Pisani,robert Trust
—
Deed Of Trust
related
$1,100,000 · California Bk/commerce
—
—
Robert Pisani
—
Deed Of Trust
related
$50,000 · Foreman & Brasso
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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