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Property profile & analytics
OFF-MARKET
Estimated value
$15,350,000
Apartment buildings
3900 Horner St Union City, CA 94587-2561
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-6664818
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
44,800 SF
Lot
2.54 ac (110,642 SF)
APN
483-99-3
UPID
US09-6664818
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
-
Summerhill Place Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.84M
CAP Approach
CAP
$9.99M
Comparable Approach
Comparable
$15.76M
Blend (final)
Blend
$15.35M
Owner & transaction history
Summerhill Place Apartments LLC · 2 yrs held
Summerhill Place Apartments LLC
since 2023
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$22.6M
+106.5%
Neighborhood: shopping center
$19.0M
+74.3%
Medical building
$17.7M
+62.2%
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
$15,635,000
ML approach
$9,840,000
CAP Approach
CAP Return
Estimation
6%
$10,815,000
6.5%
$9,985,000
7%
$9,270,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,920,000
Current use
RESTAURANT
$22,550,000
Change: +106% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$19,035,000
Change: +74% · Conversion: Difficult
MEDICAL BUILDING
$17,710,000
Change: +62% · Conversion: Moderate
OFFICE BUILDING
$15,195,000
Change: +39% · Conversion: Moderate
AUTO REPAIR, GARAGE
$14,425,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$12,715,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,545,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$15.35M
Range $13.82M – $16.89M · ±10% · vs last sale $15.00M (Sep 1 2023)
Last sale anchor
$15.00M
Sep 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
$343 / 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
$278,280
Tax year 2023
Assessed value
$15,003,330
Assessed 2024
Previous assessed
$19,605,630
-23.5% YoY
Effective rate
1.85%
On assessed value
Assessed land
$4,800,000
Assessed improvement
$10,203,330
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
1986
Construction
WOOD
Heating
NONE
Buildings
7
Stories
2
Units
60
Rooms
208
Bathrooms
60
Total area
44,800 SF
Lot
2.54 ac (110,642 SF)
APN
483-99-3
UPID
US09-6664818
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
$10.9M
RESTAURANT
Est. value
$22.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.0M
MEDICAL BUILDING
Est. value
$17.7M
OFFICE BUILDING
Est. value
$15.2M
AUTO REPAIR, GARAGE
Est. value
$14.4M
RETAIL STORES
Est. value
$12.7M
COMMERCIAL (GENERAL)
Est. value
$12.5M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
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
1986
Construction
WOOD
Heating
NONE
Stories
2
Buildings
7
Units
60
Rooms
208
Bathrooms
60
Lot
2.54 ac
Current owner
From public records · entity-resolved
Summerhill Place Apartments LLC
Entity
Mailing address
4970 EL CAMINO REAL STE #220, LOS ALTOS, CA 94022-1461
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2023
$15,000,000
Summerhill Place Apartments LLC
Bruce Loesch LLC
Grant Deed
$6,846,000 · Jll Real Estate Capital LLC
May 12, 2023
—
L H T Legacy LLC
Lisa Torres
Grant Deed
—
May 10, 2023
—
Lisa Tones
Loesch Summerhill LLC
Grant Deed
—
May 9, 2023
—
Gary Loesch LLC
Gary Loesch
Grant Deed
—
May 8, 2023
—
Bruce Loesch LLC
Bruce Loesch
Intrafamily Transfer
related
—
May 1, 2023
—
Gary Loesch
Loesch Summerhill LLC
Intrafamily Transfer
related
—
Jun 14, 2022
—
Loesch Summerhill LLC
Lisa Torres
Grant Deed
—
May 20, 2022
—
Donald Loesch
—
Deed
related
$2,800,000 · Fremont Bank
Jan 7, 2022
—
Bruce Loesch
Bruce Loesch
Intrafamily Transfer
related
—
Feb 27, 2020
—
Loesch Trust
—
Deed
related
$500,000 · Fremont Bk
Mar 21, 2017
—
Loesch Trust
—
Deed
related
$500,000 · Fremont Bk
Oct 20, 2008
—
Donald Loesch
Skoll,barbara J
Affidavit Of Death
related
—
Jan 15, 1993
$3,860,000
Mabel,l Goldstone Trust
Simba Group
Grant Deed
$2,760,000 · Southern California Bank
—
—
Loesch Trust
—
Deed Of Trust
related
$2,800,000 · Fremont Bk
—
—
Loesch Trust
—
Deed Of Trust
related
$500,000 · Fremont Bk
—
—
Loesch Trust
—
Deed Of Trust
related
$3,038,000 · Washington Mutual Fsb
—
—
Loesch Trust
—
Loan Modification
related
$500,000 · Fremont Bk
—
—
Loesch Trust
—
Loan Modification
related
$500,000 · Fremont Bk
—
—
Loesch Trust
—
Deed Of Trust
related
$3,300,000 · Washington Mutual Fsb
—
—
The Simba Group
—
Deed Of Trust
related
$700,000 · Sumitomo Bank
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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