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Property profile & analytics
OFF-MARKET
Estimated value
$1,690,000
Medical Office Space
38162 Glenmoor Dr, Fremont, CA 94536-6705
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-8395300
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1954
Construction
WOOD
Total area
3,110 SF
Lot
0.26 ac (11,487 SF)
APN
501-702-40
UPID
US09-8395300
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
-
Pang Donald MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.67M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.58M
Blend (final)
Blend
$1.69M
Owner & transaction history
Thangaraju Karuppusamy · 3 yrs held
Thangaraju Karuppusamy
since 2022
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+25.9%
Office building
$1.4M
+15.4%
Neighborhood: shopping center
$1.3M
+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 Fremont submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fremont 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
$1,710,000
ML approach
$1,670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,230,000
Current use
COMMERCIAL (GENERAL)
$1,550,000
Change: +26% · Conversion: Easy
OFFICE BUILDING
$1,420,000
Change: +15% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,320,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$1,080,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.69M
Range $1.52M – $1.86M · ±10% · vs last sale $1.75M (Aug 2 2022)
Last sale anchor
$1.75M
Aug 2 2022
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
$543 / 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
$18,557
Tax year 2023
Assessed value
$1,545,300
Assessed 2024
Previous assessed
$1,515,000
+2.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$831,300
Assessed improvement
$714,000
Applied tax rate
12.0000
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
1954
Construction
WOOD
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
3,110 SF
Lot
0.26 ac (11,487 SF)
APN
501-702-40
UPID
US09-8395300
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
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1954
Construction
WOOD
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Thangaraju Karuppusamy
Individual
Mailing address
5373 YORK DR, FREMONT, CA 94536-7234
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2024
—
Thangaraju Karuppusamy
—
Deed
related
$712,000 · Lincoln Capital Management LLC
Aug 2, 2022
$1,750,000
Thangaraju Karuppusamy
Sylvia Pang
Grant Deed
$1,616,000 · Calprivate Bank
Aug 31, 2007
$1,050,000
Pang Donald & Sylvia Trust
Vanhoosen,lynn
Grant Deed
—
May 23, 2003
$920,000
Lynn Vanhoosen
Mcvey,loretta
Grant Deed
$350,000 · Wells Fargo Bank
Jan 7, 1981
—
James Mcvey
—
Grant Deed
related
—
—
—
James Mcvey
—
Deed Of Trust
related
$250,000 · Heritage Bank Of Commerce
—
—
James Mcvey
—
Deed Of Trust
related
$200,000 · Sanwa Bank California
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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