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Property profile & analytics
OFF-MARKET
Estimated value
$8,945,000
Medical Office Space
1320 Decoto Rd Union City, CA 94587-3597
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-8152482
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2019
Construction
TILT-UP CONCRETE
Total area
31,381 SF
Lot
1.43 ac (62,152 SF)
APN
87-19-20
UPID
US09-8152482
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
Current use
Occupant on record · Public records
-
Law Offices of Philip B. Sarmiento Law Firm
-
Union City Redevelopment Agency Urban Planning Department
-
Vicarious Corporate Office
-
N & Q Services Accounting Firm Tax Preparation
-
Shemeka & Evie Car Accident Lawyers Group Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.27M
Comparable Approach
Comparable
$6.52M
Blend (final)
Blend
$8.95M
Owner & transaction history
Woodstock Bowers LLC · 6 yrs held
Woodstock Bowers LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$13.3M
+7.5%
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 Union City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Union 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,960,000
6.5%
$8,270,000
7%
$7,680,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$12,405,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$13,330,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$10,640,000
Change: -14% · Conversion: Easy
AUTO REPAIR, GARAGE
$10,105,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$8.95M
Range $8.05M – $9.84M · ±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
$285 / 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
$215,570
Tax year 2023
Assessed value
$15,781,711
Assessed 2024
Previous assessed
$15,472,316
+2.0% YoY
Effective rate
1.37%
On assessed value
Assessed land
$2,238,669
Assessed improvement
$13,543,042
Applied tax rate
15.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2019
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
2
Total area
31,381 SF
Lot
1.43 ac (62,152 SF)
APN
87-19-20
UPID
US09-8152482
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
MEDICAL BUILDING Current
Est. value
$12.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.3M
OFFICE BUILDING
Est. value
$10.6M
AUTO REPAIR, GARAGE
Est. value
$10.1M
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2019
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
1
Lot
1.43 ac
Current owner
From public records · entity-resolved
Woodstock Bowers LLC
Entity
Mailing address
330 PRIMROSE RD, BURLINGAME, CA 94010-4087
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2019
$1,194,000
Woodstock Bowers LLC
Borgo Pinti LLC
Grant Deed
$11,500,000 · Fremont Bank
Dec 13, 2017
$2,100,000
Woodstock Bowers LLC
City Of Union City
Grant Deed
$9,884,279 · First Bk
Jan 9, 2013
—
Community Redev Agcy Of City & Unio
City Of Union Cty
Quit Claim Deed
related
—
Mar 3, 2011
—
City Of Union Cty
Community Redev Agcy Of Cty/union
Grant Deed
related
—
Apr 5, 2006
—
Community Redev Agcy Of Union Cit
Price Nancy W Trust
Grant Deed
related
—
Feb 27, 2006
—
Marks Family 1999 Trust
Charles L Marks
Quit Claim Deed
related
—
Jan 6, 2006
—
Price,nancy W Trust
Union Square Associates LLC
Grant Deed
related
—
—
—
Woodstock Bowers LLC
—
Loan Modification
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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