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Property profile & analytics
OFF-MARKET
Estimated value
$2,380,000
Office buildings
4056 Decoto Rd Fremont, CA 94555-3201
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-7870921
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Construction
WOOD
Total area
5,981 SF
Lot
0.44 ac (19,245 SF)
APN
543-256-3-3
UPID
US09-7870921
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
-
Real Estate Broker Real Estate Agency
-
Marina Ziai Ayar Real Estate Agency
-
Fremont ca Real Estate Agents | Best Realtor Dominguez Team Real Estate Agency
-
Peterson Dave Real Estate Agency
-
Bay Area Realty Pro Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.38M
Owner & transaction history
Sage 88 LLC · 5 yrs held
Sage 88 LLC
since 2021
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.0M
+10.4%
Commercial (general)
$3.0M
+9.1%
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
$2,620,000
ML approach
$2,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,730,000
Current use
RESTAURANT
$3,010,000
Change: +10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,980,000
Change: +9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,540,000
Change: -7% · Conversion: Difficult
MEDICAL BUILDING
$2,365,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$2.38M
Range $2.14M – $2.62M · ±10% · vs last sale $2.20M (Jun 4 2021)
Last sale anchor
$2.20M
Jun 4 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
$398 / 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
$26,795
Tax year 2023
Assessed value
$2,334,640
Assessed 2024
Previous assessed
$2,288,880
+2.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,220,380
Assessed improvement
$1,114,260
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 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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
NONE
Buildings
1
Stories
2
Units
2
Rooms
29
Bathrooms
4
Total area
5,981 SF
Lot
0.44 ac (19,245 SF)
APN
543-256-3-3
UPID
US09-7870921
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
OFFICE BUILDING Current
Est. value
$2.7M
RESTAURANT
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.4M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
1999
Construction
WOOD
Heating
NONE
Stories
2
Buildings
1
Units
2
Rooms
29
Bathrooms
4
Lot
0.44 ac
Current owner
From public records · entity-resolved
Sage 88 LLC
Entity
Mailing address
401 ORCH DR, FREMONT, CA 94536-4435
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2021
$2,200,000
Sage 88 LLC
Wayland H Louie
Grant Deed
$2,200,000 · Bank Of America NA
Nov 4, 2019
—
Louie,m Marital Deductio Trust
F Louie
Affidavit Of Death
related
—
Aug 24, 2016
—
Louie,hon F Tr
Louie Marian
Affidavit Of Death
related
—
Jan 14, 2004
—
Louie-helm,tr
Helm,verne D & Jenny L
Quit Claim Deed
related
—
Nov 24, 2003
—
Louie,tr
Louie,jen L
Quit Claim Deed
related
—
Jul 26, 2002
—
Louie Trust
Louie,wayland H
Quit Claim Deed
related
—
Jul 24, 1998
—
Wayland H Louie
Louis,wayland H
Quit Claim Deed
related
—
Sep 5, 1995
—
Johnson Trust
Johnson,bob W & Arlene F
Quit Claim Deed
related
—
Jul 28, 1995
$145,000
Wayland H Louie
Johnson,bob & Arlene F
Grant Deed
$116,000 · Seller
Aug 9, 1994
—
Bob Johnson
Lambrecht Trust
Grant Deed
related
—
Jan 31, 1994
—
Lambrecht Trust
Lambrecht,alice
Quit Claim 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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