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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Golf courses & driving ranges
Arroyo Rd Livermore, CA 94550
Entity Owned
27-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8536826
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1998
Total area
5,459 SF
Lot
37.75 ac (1,644,578 SF)
APN
99-625-1-4
UPID
US09-8536826
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
$385k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$770k
Blend (final)
Blend
$580k
Owner & transaction history
Cresta Blanza Golf LLC · 27 yrs held
Cresta Blanza Golf LLC
since 1999
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$885,000
+106.0%
Commercial (general)
$840,000
+95.0%
Office building
$735,000
+70.7%
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 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
$385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$430,000
Current use
MEDICAL BUILDING
$885,000
Change: +106% · Conversion: Difficult
COMMERCIAL (GENERAL)
$840,000
Change: +95% · Conversion: Difficult
OFFICE BUILDING
$735,000
Change: +71% · Conversion: Difficult
RETAIL STORES
$700,000
Change: +63% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$680,000
Change: +58% · Conversion: Difficult
RESTAURANT
$615,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$455,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$106 / 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
$34,063
Tax year 2023
Assessed value
$2,925,000
Assessed 2024
Previous assessed
$2,803,000
+4.4% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,600,000
Assessed improvement
$325,000
Applied tax rate
64.0000
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1998
Heating
NONE
Buildings
1
Bathrooms
1
Total area
5,459 SF
Lot
37.75 ac (1,644,578 SF)
APN
99-625-1-4
UPID
US09-8536826
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$430,000
MEDICAL BUILDING
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$840,000
OFFICE BUILDING
Est. value
$735,000
RETAIL STORES
Est. value
$700,000
INDUSTRIAL (GENERAL)
Est. value
$680,000
RESTAURANT
Est. value
$615,000
AUTO REPAIR, GARAGE
Est. value
$455,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
RESTAURANT
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
1998
Heating
NONE
Buildings
1
Bathrooms
1
Lot
37.75 ac
Current owner
From public records · entity-resolved
Cresta Blanza Golf LLC
Entity
Mailing address
5565 TESLA RD, LIVERMORE, CA 94550-9149
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 1999
—
Cresta Blanza Golf LLC
—
Deed Of Trust
related
$7,700,000 · Mechanics Bank
Feb 26, 1998
—
Cresta Blanca Golf LLC
—
Grant Deed
related
$3,300,000 · Mechanics National Bank
—
—
Cresta Blanca Golf LLC
—
Deed Of Trust
related
$450,000 · 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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