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Property profile & analytics
OFF-MARKET
Estimated value
$1,520,000
Turn key restaurants
31014 Un City Blvd Union City, CA 94587-2549
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-8879756
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1925
Construction
TILT-UP CONCRETE
Total area
3,720 SF
Lot
0.12 ac (5,205 SF)
APN
483-10-47
UPID
US09-8879756
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
$1.43M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$1.52M
Owner & transaction history
31014 Union City Blvd LLC · 4 yrs held
31014 Union City Blvd LLC
since 2021
Last sale
$1.6M
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 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
$1,510,000
ML approach
$1,425,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,875,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,580,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.52M
Range $1.37M – $1.67M · ±10% · vs last sale $1.58M (Nov 12 2021)
Last sale anchor
$1.58M
Nov 12 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
$409 / 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
$20,913
Tax year 2023
Assessed value
$1,638,630
Assessed 2024
Previous assessed
$1,606,500
+2.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$832,320
Assessed improvement
$806,310
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
3,720 SF
Lot
0.12 ac (5,205 SF)
APN
483-10-47
UPID
US09-8879756
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
RESTAURANT Current
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
RESTAURANT 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
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
31014 Union City Blvd LLC
Entity
Mailing address
31014 UN CITY BLVD, UNION CITY, CA 94587-2549
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2021
$1,575,000
31014 Union City Blvd LLC
Evangeline S Bustamante
Grant Deed
$3,790,000 · Live Oak Banking Company
Aug 6, 2018
$467,500
Evangeline S Bustamante
Erwin Ilao
Grant Deed
$904,500 · Technology Cu
Jul 8, 2016
$1,320,000
Erwin R Ilao
Alvarez,manuel
Grant Deed
$780,000 · Val-chris Invs
Aug 5, 2013
$653,391
Manuel Alvarez
Asset Foreclosure Svcs INC
Trustees Deed
related
—
Jun 24, 2009
$10,000
Portfolio Lending INC
Plm Lender Services INC
Trustees Deed
related
—
Jun 22, 2009
$10,000
Portfolio Lending
Plm Lender Services INC
Trustees Deed
related
—
May 10, 2005
$1,075,000
Meyda R Arredondo
Alvarez,manuel
Grant Deed
$700,000 · Manuel Alvarez
Jan 22, 1982
$101,500
Manuel Alvarez
—
Grant Deed
related
$160,000
—
—
Erwin R Ilao
—
Deed Of Trust
related
$1,450,000 · Manuel Alvarez
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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