32262 Crest Lane, Union City, California 94587, Union City, 94587 - 6 bed, 2 bath
32262 Crest Lane
Union City, California 94587
Property Price
SUMMARY
Analysis of 32262 Crest Lane, Union City, California 94587 reveals a Fairly Priced Property with a current list price of $1,525,000 aligned with the estimated $1,510,972 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Union City Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 32262 Crest Lane Subject | $1,525,000* List Price | 6 | 2 | 1,980 | $763 | - |
A 3142 San Angelo Way Sold | $1,300,000 | 4 | 2 | 1,675 | $776 | 0.8 mi |
B 32333 Crest Lane Sold | $1,352,000 | 4 | 2 | 1,566 | $863 | 0.2 mi |
C 1728 Cottonwood St Sold | $1,600,000 | 4 | 3 | 2,333 | $686 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1971, this property is well-maintained but shows clear signs of being outdated. The kitchen features older oak cabinetry and standard white/black appliances rather than modern stainless steel. The flooring consists of functional laminate and vinyl suitable for its current use as a residential care facility, but lacks premium modern finishes. While the systems appear functional and the home is clean, the overall aesthetic, including light fixtures and bathroom styles, reflects older renovation standards (likely 15-20 years old), fitting the 'fair' criteria for an aged but maintained property.
PROSSTRENGTHS & OPPORTUNITIES
- High Investment Potential
Configured specifically for Residential Care use with six bedrooms, this property offers a turnkey opportunity for investors looking to capitalize on the high-demand assisted living or specialized rental market.
- Prime Educational Access
The home is ideally located within a strong school district, situated less than half a mile from a highly-rated elementary school and near a top-tier high school, ensuring long-term property value stability.
- Spacious Lot and Layout
The nearly 2,000 square foot interior is complemented by a generous 6,771 square foot lot, providing ample outdoor space and a functional floor plan that accommodates high-occupancy needs.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 6, other record bedroom count = 4.
- Occupancy and Business Complexity
The property is currently tenant-occupied by a business not included in the sale, which may complicate the transition for new owners and limit immediate owner-occupancy options.
- Specialized Configuration
Because the home is tailored for residential care, a traditional buyer may face significant renovation costs to revert the interior modifications back to a standard single-family residential aesthetic.
About 32262 Crest Lane
Unique Investment Opportunity: well-maintained property in Union City offering strong income potential and long-term flexibility. Approximately 1,980 square feet of living space on a 6,771 sq ft lot with 6 bedrooms, featuring a functional floor plan and spacious outdoor area. Property is configured for Residential Care use and suitable for residential or investment purposes. Tenant occupied. Business operation conducted by tenants; business not included in sale. Buyer to verify permitted uses.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1971
- Lot Size
- 6,771 Sq. Ft.
Interior
- Total Bedrooms
- 6
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Union City Unified Schools
Tom Kitayama Elementary School
Grades K-5 • 0.4 mi
Cesar Chavez Middle School
Grades 6-8 • 1.1 mi
Alvarado Middle School
Grades 6-8 • 1.6 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 6.0 | 4.0 | 99% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 1,980 | 1,587 | 73% |
| Lot Size | 6,771 | 6,072 | 69% |
| Price | $1.52M | $1.40M | 70% |
| Price per sq ft | $770 | $831 | 30% |
| Built year | 1971 | 1976 | 35% |
| HOA | $0 | $0 | 50% |
| Days on market | 8 | 159 | 1% |
Pricing History
Listed for Sale
Feb 27, 2026
$1,525,000
Initial Listing
Sold
Jul 2, 1998
$75,000
Public Record
Sold
Jul 1, 1994
$63,000
Public Record