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Property profile & analytics
OFF-MARKET
Estimated value
$1,135,000
Apartment buildings
5526 Alameda Ave Richmond, CA 94804-4889
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1499339
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1991
Total area
3,658 SF
Lot
0.13 ac (5,500 SF)
Zoning code
R2
APN
509-150-019-8
UPID
US09-1499339
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
$1.12M
CAP Approach
CAP
$815k
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.14M
Owner & transaction history
Woo Lee Wellman · 4 yrs held
Woo Lee Wellman
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
R2 · Richmond, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.3M
+55.1%
Commercial (general)
$1.0M
+20.8%
Auto repair, garage
$945,000
+10.3%
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 Richmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Richmond 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
$1,195,000
ML approach
$1,120,000
CAP Approach
CAP Return
Estimation
6%
$885,000
6.5%
$815,000
7%
$755,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$855,000
Current use
MEDICAL BUILDING
$1,330,000
Change: +55% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,035,000
Change: +21% · Conversion: Moderate
AUTO REPAIR, GARAGE
$945,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$905,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±10% · vs last sale $1.14M (Mar 18 2022)
Last sale anchor
$1.14M
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
$310 / 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
$24,178
Tax year 2024
Assessed value
$1,270,572
Assessed 2024
Previous assessed
$1,270,572
+0.0% YoY
Effective rate
1.90%
On assessed value
Assessed land
$669,310
Assessed improvement
$601,262
Applied tax rate
8.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1991
Heating
NONE
Stories
1
Units
6
Rooms
5
Bathrooms
1
Total area
3,658 SF
Lot
0.13 ac (5,500 SF)
Zoning code
R2
APN
509-150-019-8
UPID
US09-1499339
Jurisdiction
CONTRA COSTA
Metro division
OAKLAND-FREMONT-HAYWARD, CA METROPOLITAN DIVISION
Zoning & alternative use
R2 · Richmond, CA
Zoning R2 · permitted uses
R2 · Richmond, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Richmond. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$855,000
MEDICAL BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$945,000
OFFICE BUILDING
Est. value
$905,000
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE 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
1991
Heating
NONE
Stories
1
Units
6
Rooms
5
Bathrooms
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Woo Lee Wellman
Individual
Mailing address
437 41ST AVE, SAN FRANCISCO, CA 94121-1511
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2022
—
Woo Lee Wellman
Woo Lee Wellman
Intrafamily Transfer
related
—
Oct 6, 2017
$1,139,000
Lee Wellman
Hugo Perez
Grant Deed
$533,000 · Provident Savings Bank
Jun 2, 2017
—
Perez Family Living Trust
Perez,hugo E & Maria
Quit Claim Deed
related
—
Apr 6, 2015
—
Hugo E Perez
Hugo Eperez
Intrafamily Transfer
related
$430,000 · Fremont Bank
Dec 23, 2004
$383,000
Hugo E Perez
Howard,keenan
Grant Deed
related
—
Mar 26, 2004
$225,000
Steven B Crump
Keown,peter H
Grant Deed
—
Mar 26, 2004
$675,000
Keenan Howard
Keown,peter H
Grant Deed
$465,750 · World Savings Bank
Dec 30, 1994
—
Kathy A Corey
Szopieray Trust
Grant Deed
related
—
Sep 27, 1993
$104,000
Peter Keown
Crump,s.
Grant Deed
$312,000 · San Francisco Federal S & L
—
—
S. Crump
—
Deed Of Trust
related
$105,000 · Individual
—
—
Hugo E Perez
—
Deed Of Trust
related
$47,000 · Keenan Howard
—
—
Hugo E Perez
—
Deed Of Trust
related
$450,000 · Fremont Bank
—
—
Steven Crump
—
Deed Of Trust
related
$333,000 · Mechanics 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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