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Property profile & analytics
OFF-MARKET
Estimated value
$4,850,000
Apartment buildings
31770 Alvarado Blvd Union City, CA 94587-3951
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8034817
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1983
Construction
WOOD
Total area
29,908 SF
Lot
0.93 ac (40,598 SF)
APN
483-116-242
UPID
US09-8034817
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
-
Green Eagle Properties, LLC Corporate Office
-
Carpet Cleaning Steam Clean Carpet Cleaning Service
-
The Webb Group Production Facility (Bike/Boat/Book/etc) Store
-
Sofi Union City Apartment Rental Agency Apartment Complex
-
up security111 Security Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.85M
Owner & transaction history
Pmi Alvarado LLC · 7 yrs held
Pmi Alvarado LLC
since 2018
4 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$7,220,000
6.5%
$6,665,000
7%
$6,190,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,290,000
Current use
Blend value · Realmo final
$4.85M
Range $4.37M – $5.34M · ±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
$162 / 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
$175,401
Tax year 2023
Assessed value
$13,130,541
Assessed 2024
Previous assessed
$12,868,902
+2.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$3,926,131
Assessed improvement
$9,204,410
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
NONE
Buildings
2
Stories
3
Units
38
Rooms
150
Bathrooms
44
Total area
29,908 SF
Lot
0.93 ac (40,598 SF)
APN
483-116-242
UPID
US09-8034817
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.3M
APARTMENT HOUSE (5+ UNITS) Current
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
1983
Construction
WOOD
Heating
NONE
Stories
3
Buildings
2
Units
38
Rooms
150
Bathrooms
44
Lot
0.93 ac
Current owner
From public records · entity-resolved
Pmi Alvarado LLC
Entity
Mailing address
777 CALIFORNIA AVE, PALO ALTO, CA 94304-1179
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2018
$91,500,000
Pmi Alvarado LLC
Fairfield Greenhaven LLC
Trustees Deed
$32,000,000 · Newmark Knight Frank
May 25, 2016
$68,250,000
Fairfield Greenhaven LLC
Greenhaven Apartments LLC
Grant Deed
related
$51,452,000 · Capital One Multifamily Fin
Mar 23, 2011
$38,000,000
Greenhaven Apartments LLC
Eqr-greenhaven LP
Grant Deed
related
$26,300,000 · Arbor Commercial Funding LLC
Feb 23, 1983
—
Lincoln Fair Ranch Associates
—
Grant Deed
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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