New search
Property profile & analytics
OFF-MARKET
Estimated value
$16,050,000
Life science properties
48455 Lakeview Blvd Fremont, CA 94538
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9118416
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1996
Construction
TILT-UP CONCRETE
Total area
42,816 SF
Lot
2.63 ac (114,758 SF)
APN
519-1694-26-1
UPID
US09-9118416
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.05M
Owner & transaction history
13034 Excelsior LLC · 5 yrs held
13034 Excelsior LLC
since 2021
Last sale
$14.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$21.6M
+24.4%
Commercial (general)
$21.3M
+23.0%
Office building
$19.5M
+12.7%
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
$17,255,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL
$17,330,000
Current use
RESTAURANT
$21,555,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$21,315,000
Change: +23% · Conversion: Difficult
OFFICE BUILDING
$19,530,000
Change: +13% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$18,190,000
Change: +5% · Conversion: Difficult
MEDICAL BUILDING
$16,925,000
Change: -2% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$15,170,000
Change: -12% · Conversion: Difficult
RETAIL STORES
$14,890,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$16.05M
Range $14.45M – $17.66M · ±10% · vs last sale $14.50M (Mar 24 2021)
Last sale anchor
$14.50M
Mar 24 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
$375 / 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
$178,153
Tax year 2024
Assessed value
$15,387,400
Assessed 2024
Previous assessed
$15,387,400
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$4,881,520
Assessed improvement
$10,505,880
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Units
1
Bathrooms
1
Total area
42,816 SF
Lot
2.63 ac (114,758 SF)
APN
519-1694-26-1
UPID
US09-9118416
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
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL Current
Est. value
$17.3M
RESTAURANT
Est. value
$21.6M
COMMERCIAL (GENERAL)
Est. value
$21.3M
OFFICE BUILDING
Est. value
$19.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$18.2M
MEDICAL BUILDING
Est. value
$16.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.2M
RETAIL STORES
Est. value
$14.9M
R&D FACILITY, LABORATORY, RESEARCH FACILITY, COSMETICS, PHARMACEUTICAL 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
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Units
1
Bathrooms
1
Lot
2.63 ac
Current owner
From public records · entity-resolved
13034 Excelsior LLC
Entity
Mailing address
17755 SKY PARK CIR STE #100, IRVINE, CA 92614-6400
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2021
$14,500,000
13034 Excelsior LLC
Bkm South Bay 240 LLC
Grant Deed
$8,900,000 · Life Insurance Company Of The South
Dec 26, 2018
$13,400,000
Bkm South Bay 240 LLC
Tlf South Bay Area LLC
Grant Deed
—
Jul 11, 2016
—
Tlf South Bay Area LLC
—
Deed
related
$50,000,000 · Miscellaneous Ins Co
Oct 4, 2010
—
Prologis Tlf LLC
—
Deed Of Trust
related
$12,710,885 · Northwestern Mutual Life Ins
Jun 16, 2009
—
Prologis Tlf South Bay Area Ll
Prologis
Quit Claim Deed
—
Aug 22, 1995
—
Security Capital Industrial Tr
King & Lyons
Grant Deed
related
—
—
—
King
—
Deed Of Trust
related
—
—
—
Tlf South Bay Area LLC
—
Deed Of Trust
related
$50,000,000 · Miscellaneous Ins Co
—
—
Prologis Tlf South Bay Area Ll
—
Loan Modification
related
$14,696,654 · Northwestern Mutual Life Ins
—
—
Prologis Tlf South Bay Area Ll
—
Loan Modification
related
$14,696,654 · Northwestern Mutual Life Ins
—
—
Prologis Tlf LLC
—
Deed Of Trust
related
$12,710,885 · Northwestern Mutual Life Ins
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 48455 Lakeview Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
