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Property profile & analytics
OFF-MARKET
Estimated value
$2,450,000
Retail space
40968 Fremont Blvd Fremont, CA 94538-4375
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-9066203
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1964
Construction
TILT-UP CONCRETE
Total area
5,952 SF
Lot
0.5 ac (21,717 SF)
APN
525-661-49-2
UPID
US09-9066203
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
-
La orizabeña Restaurant
-
Coach's Sports Bar Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.71M
Blend (final)
Blend
$2.45M
Owner & transaction history
Saurabh Garg · 4 yrs held
Saurabh Garg
since 2022
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.0M
+44.7%
Commercial (general)
$3.0M
+43.1%
Office building
$2.7M
+31.2%
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 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
$2,400,000
ML approach
$2,390,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,070,000
Current use
RESTAURANT
$2,995,000
Change: +45% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,965,000
Change: +43% · Conversion: Easy
OFFICE BUILDING
$2,715,000
Change: +31% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,530,000
Change: +22% · Conversion: Moderate
MEDICAL BUILDING
$2,355,000
Change: +14% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,110,000
Change: +2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,915,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$2.45M
Range $2.21M – $2.70M · ±10% · vs last sale $2.51M (Mar 18 2022)
Last sale anchor
$2.51M
Mar 18 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
$412 / 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
$33,980
Tax year 2023
Assessed value
$2,907,202
Assessed 2024
Previous assessed
$2,850,214
+2.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,740,840
Assessed improvement
$1,166,362
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Units
5
Bathrooms
4
Total area
5,952 SF
Lot
0.5 ac (21,717 SF)
APN
525-661-49-2
UPID
US09-9066203
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
RETAIL STORES Current
Est. value
$2.1M
RESTAURANT
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$3.0M
OFFICE BUILDING
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Units
5
Bathrooms
4
Lot
0.5 ac
Current owner
From public records · entity-resolved
Saurabh Garg
Individual
Mailing address
5291 AREZZO DR, SAN JOSE, CA 95138-2204
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2022
—
Saurabh Garg
Irvington Plaza LLC
Intrafamily Transfer
related
$1,330,000 · Symetra Life Insurance Co
Nov 18, 2015
$2,505,000
Irvington Plaza LLC
Fremont Blvd Irvington LLC
Grant Deed
$1,502,730 · Fremont Bank
Apr 6, 2012
$1,268,000
Fremont Blvd Irvington LLC
Five Corners Capital LLC
Grant Deed
—
Nov 16, 2007
—
Five Corners Capital LLC
Five Corners Group LLC
Quit Claim Deed
$1,260,000 · United Commercial Bank
Nov 9, 2006
—
Five Corners Group LLC
James W Randall Family LLC
Grant Deed
$1,038,750 · Avi & Ilana Tepman
Aug 13, 2003
—
James W Randall Family LLC
Randall,tr
Quit Claim Deed
related
—
Jan 27, 2003
—
James W Randall Family LLC
Radall,james W
Quit Claim Deed
related
—
Mar 5, 1996
—
Randall Trust
Randall,james W
Quit Claim Deed
related
—
—
—
James W Randall
—
Deed Of Trust
related
$310,000 · Fremont Bank
—
—
Randall Trust
—
Deed Of Trust
related
$150,000 · Wells Fargo Bank
—
—
James W Randall
—
Deed Of Trust
related
$310,000 · Mount Diablo National 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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