Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,580,000
Assisted living facilities
33883 Alvarado Niles Rd Union City, CA 94587-4349
Entity Owned
12-yr Hold
Property ID
US09-7879068
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2005
Construction
WOOD FRAME
Total area
60,331 SF
Lot
1.54 ac (67,174 SF)
APN
486-85-95
UPID
US09-7879068
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.58M
Owner & transaction history
Pacifica Union City LLC · 12 yrs held
Pacifica Union City LLC
since 2014
6 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$43 / 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
$223,058
Tax year 2023
Assessed value
$16,418,958
Assessed 2024
Previous assessed
$16,097,077
+2.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$2,824,183
Assessed improvement
$13,594,775
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2005
Construction
WOOD FRAME
Heating
NONE
Buildings
1
Stories
2
Units
79
Bathrooms
67
Total area
60,331 SF
Lot
1.54 ac (67,174 SF)
APN
486-85-95
UPID
US09-7879068
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
Building & site characteristics
From public records
Year built
2005
Construction
WOOD FRAME
Heating
NONE
Stories
2
Buildings
1
Units
79
Bathrooms
67
Lot
1.54 ac
Current owner
From public records · entity-resolved
Pacifica Union City LLC
Entity
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2024
—
Pacifica Union City LLC
—
Deed
related
$19,045,513 · Bmo Bank NA
Apr 2, 2019
—
Pacifica Union City LLC
—
Deed
related
$11,959,787 · Bank Of The West
May 20, 2014
$14,581,500
Pacifica Union City LLC
Office Of Statewide Health Planni
Grant Deed
—
May 19, 2014
$13,600,000
Office Sttwd Health Planning & D
Old Republic Title Co
Trustees Deed
related
—
—
—
Pacifica Union City LLC
—
Loan Modification
related
$11,959,787 · Bank Of The West
—
—
Pacifica Union City LLC
—
Deed Of Trust
related
$11,875,000 · Bank Of The West
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 33883 Alvarado Niles Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
