Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$4,190,000
Flex space
550 Canyons Pkwy Livermore, CA 94551-9472
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7935661
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1989
Construction
TILT-UP CONCRETE
Total area
36,561 SF
Lot
3.5 ac (152,460 SF)
APN
905-9-23
UPID
US09-7935661
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
-
Softap Inc Cosmetic Store
-
Dr. Shuchuan Wang Physician
-
Shu-Chuan Wang Optometry Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.93M
Blend (final)
Blend
$4.19M
Owner & transaction history
Lawson Family Properties LLC · 7 yrs held
Lawson Family Properties LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Livermore submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Livermore 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.19M
Range $3.77M – $4.61M · ±10%
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
$115 / 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
$77,552
Tax year 2024
Assessed value
$5,012,710
Assessed 2024
Previous assessed
$5,012,710
+0.0% YoY
Effective rate
1.55%
On assessed value
Assessed land
$1,632,390
Assessed improvement
$3,380,320
Applied tax rate
16.0000
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
1
Stories
1
Bathrooms
1
Total area
36,561 SF
Lot
3.5 ac (152,460 SF)
APN
905-9-23
UPID
US09-7935661
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
Building & site characteristics
From public records
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
1
Bathrooms
1
Lot
3.5 ac
Current owner
From public records · entity-resolved
Lawson Family Properties LLC
Entity
Mailing address
1046 COUNTRY LN, PLEASANTON, CA 94588-9515
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2019
—
Lawson Family Properties LLC
Lawson Family Trust
Quit Claim Deed
related
—
Dec 14, 2016
—
Kennerley,irene Trust
Lawson,irene
Quit Claim Deed
related
—
Nov 28, 2016
—
Shultz,athena Trust
Lawson,athena
Quit Claim Deed
related
—
Apr 28, 2015
—
Shultz,athena Trust
Shultz Athena
Quit Claim Deed
related
—
Apr 24, 2015
—
Kennerley,irene Trust
Kennerley Irene
Quit Claim Deed
related
—
Jan 25, 2013
—
Irene Lawson
Lawson Family Trust
Quit Claim Deed
related
—
Jan 14, 2013
—
Irene Lawson
Lawson Family Trust
Quit Claim Deed
related
—
Jan 14, 2011
—
Irene Lawson
Lawson Family Trust
Quit Claim Deed
related
—
Jan 22, 2008
—
Irene Lawson
Lawson,michael & Alexis
Quit Claim Deed
related
—
Mar 22, 2006
—
Michael Lawson
Forcal Investment Ltd
Grant Deed
$486,864 · Forcal Investment Ltd
Apr 11, 1989
—
Wang Nmr Incorpo
City Of Livermor
Quit Claim Deed
related
—
Sep 30, 1987
—
Forcal Investment Ltd
Triad Systems Corporation
Grant Deed
related
—
—
—
Forcal Investment Ltd
—
Deed Of Trust
related
$1,665,000 · Bank Of America
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 550 Canyons Pkwy?
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.
