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Property profile & analytics
OFF-MARKET
Estimated value
$6,840,000
Sports & entertainment properties
2000 Arroyo Rd Livermore, CA 94550-6027
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-7789928
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1993
Construction
TILT-UP CONCRETE
Total area
51,758 SF
Lot
5.37 ac (233,873 SF)
APN
99-700-18-2
UPID
US09-7789928
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
-
The Club at Livermore Sports School Sports Field & Court
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.84M
Owner & transaction history
Livermore Valley Sports Center LLC · 3 yrs held
Livermore Valley Sports Center LLC
since 2023
Last sale
$7.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.4M
+106.0%
Commercial (general)
$8.0M
+95.0%
Office building
$7.0M
+70.7%
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 Livermore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Livermore 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
$6,565,000
ML approach
$6,785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$8,395,000
Change: +106% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,950,000
Change: +95% · Conversion: Difficult
OFFICE BUILDING
$6,960,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$6,650,000
Change: +63% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,445,000
Change: +58% · Conversion: Difficult
RESTAURANT
$5,820,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,305,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$6.84M
Range $6.16M – $7.52M · ±10% · vs last sale $7.00M (Mar 1 2023)
Last sale anchor
$7.00M
Mar 1 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
$132 / 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
$84,295
Tax year 2023
Assessed value
$12,240,000
Assessed 2024
Previous assessed
$7,136,202
+71.5% YoY
Effective rate
0.69%
On assessed value
Assessed land
$7,650,000
Assessed improvement
$4,590,000
Applied tax rate
16.0000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Stories
2
Total area
51,758 SF
Lot
5.37 ac (233,873 SF)
APN
99-700-18-2
UPID
US09-7789928
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
Est. value
$8.4M
COMMERCIAL (GENERAL)
Est. value
$8.0M
OFFICE BUILDING
Est. value
$7.0M
RETAIL STORES
Est. value
$6.7M
INDUSTRIAL (GENERAL)
Est. value
$6.4M
RESTAURANT
Est. value
$5.8M
AUTO REPAIR, GARAGE
Est. value
$4.3M
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
RESTAURANT
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Buildings
3
Lot
5.37 ac
Current owner
From public records · entity-resolved
Livermore Valley Sports Center LLC
Entity
Mailing address
5256 CALENDULA ST, FAIRFIELD, CA 94534-4293
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2023
$7,000,000
Livermore Valley Sports Center LLC
Livermore Valley Tennis Club II
Grant Deed
$1,050,000 · Fremont Bank
Feb 22, 2023
$2,000,000
Livermore Valley Tennis Club II
Livermore Valley Tennis Club
Grant Deed
—
Oct 8, 2020
—
Livermore Valley Tennis Club
—
Deed
related
$500,000 · Community Bank Of The Bay
Jan 9, 2019
—
Livermore Valley Tennis Club
—
Deed
related
$3,700,000 · Community Bk/bay
Dec 6, 2018
—
Livermore Valley Tennis Club
—
Deed
related
$3,700,000 · Community Bank Of The Bay
Jun 7, 1983
—
Livermore Valley Tennis Club
—
Grant Deed
related
—
—
—
Livermore Valley Tennis Club
—
Deed Of Trust
related
$3,700,000 · Community Bk/bay
—
—
Livermore Valley Tennis Club
—
Deed Of Trust
related
$1,000 · Bank Of The West
—
—
Valley Livermore
—
Deed Of Trust
related
$500,000 · Money Store California
—
—
Livermore Valley Tennis Club
—
Loan Modification
related
$4,200,000 · Bank Of The West
—
—
Livermore Valley Tennis Club
—
Deed Of Trust
related
$2,306,254 · Bank Of The West
—
—
Valley Livermore
—
Deed Of Trust
related
$1,000,000 · Bank Of Livermore
—
—
Valley Livermore
—
Deed Of Trust
related
$200,000 · Bank Of Livermore
—
—
Valley Livermore
—
Deed Of Trust
related
$354,000 · Individual
—
—
Valley Livermore
—
Deed Of Trust
related
$500,000 · Bank Of Pleasant
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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