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Property profile & analytics
OFF-MARKET
Estimated value
$4,080,000
Flex space
44061 Old Warm Spgs Blvd Fremont, CA 94538-6158
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8173031
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1999
Construction
TILT-UP CONCRETE
Total area
12,000 SF
Lot
0.79 ac (34,327 SF)
APN
519-900-70
UPID
US09-8173031
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
$4.01M
CAP Approach
CAP
$2.95M
Comparable Approach
Comparable
$4.84M
Blend (final)
Blend
$4.08M
Owner & transaction history
Arlen Chou · 5 yrs held
Arlen Chou
since 2021
Last sale
$4.3M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.0M
+76.3%
Commercial (general)
$6.0M
+74.4%
Office building
$5.5M
+59.8%
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
$3,810,000
ML approach
$4,010,000
CAP Approach
CAP Return
Estimation
6%
$3,195,000
6.5%
$2,950,000
7%
$2,740,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,425,000
Current use
RESTAURANT
$6,040,000
Change: +76% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,975,000
Change: +74% · Conversion: Difficult
OFFICE BUILDING
$5,475,000
Change: +60% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,100,000
Change: +49% · Conversion: Difficult
MEDICAL BUILDING
$4,745,000
Change: +38% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,250,000
Change: +24% · Conversion: Difficult
RETAIL STORES
$4,175,000
Change: +22% · Conversion: Moderate
Blend value · Realmo final
$4.08M
Range $3.67M – $4.49M · ±10% · vs last sale $4.25M (Apr 26 2021)
Last sale anchor
$4.25M
Apr 26 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
$340 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$52,344
Tax year 2024
Assessed value
$4,510,100
Assessed 2024
Previous assessed
$4,510,100
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,432,620
Assessed improvement
$3,077,480
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Total area
12,000 SF
Lot
0.79 ac (34,327 SF)
APN
519-900-70
UPID
US09-8173031
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.4M
RESTAURANT
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$6.0M
OFFICE BUILDING
Est. value
$5.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.3M
RETAIL STORES
Est. value
$4.2M
INDUSTRIAL (GENERAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Lot
0.79 ac
Current owner
From public records · entity-resolved
Arlen Chou
Individual
Mailing address
305 QUINNHILL RD, LOS ALTOS, CA 94024-4738
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2022
—
Arlen Chou
—
Deed
related
$2,600,000 · First Republic Bank
Apr 26, 2021
$4,250,000
Arlen Chou
Robert P Brown
Grant Deed
—
Mar 4, 2013
—
Robert P Brown
Robert P Brown
Intrafamily Transfer
related
$1,350,000 · Wells Fargo Bank NA
Oct 29, 1999
$2,146,000
Brown Trust
Balch Enterprises INC
Grant Deed
$1,075,000 · Heller Financial
—
—
Brown Robert P & P J Trust
—
Deed Of Trust
related
$85,000 · Bank Of The West
—
—
Brown Robert P & P J Trust
—
Deed Of Trust
related
$1,600,000 · 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.
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