House hacking in Union City (Station District).

What's actually happening in 94587

• Capital placed

  Station District TOD: about $82M public and roughly $0.5B private capital placed; 1,700 units plus 1.2M sqft office. City of Union City

• Under construction

  BART east entrance under construction, opening ~early 2027. City of Union City

• Funded

  Funded ACE Phase 3 brings trains into the BART station ~2030. City of Union City

• Operational

  Dumbarton Express to the Peninsula today. City of Union City

The numbers

Median price

~Alameda median (county $1.2M proxy)

Market rent

2bd $2,600 / 3bd $3,100 whole-home (underwriting band)

Property tax (Alameda County)

~1.53% effective (Union City)

Per-bed rent band

$950–1,300/mo per bed

ADU rent band

$2,000–2,600/mo

Whole-home rent band

2bd $2,600 / 3bd $3,100 whole-home

Underwriting vacancy

5% underwriting vacancy

Appreciation scenarios

1.5 / 3.0 / 4.0 %/yr (conservative / base / upside)

Some catalyst detail is cache-sourced; the Station District and at-grade crossing items carry primary URLs. Appreciation basis: Funded ACE interchange plus placed TOD capital; the 1.53% tax drags slightly. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.

The house-hack angle

Small multifamily and ADU near the Station District ahead of the 2027 east entrance and the ~2030 ACE interchange; Dumbarton Express serves Peninsula commuters today.

What breaks it

• ACE Phase 3 is a ~2030 timeline: funded, but a multi-year wait
• Union City's 1.53% tax runs above its Hayward and San Leandro neighbors
• Some catalyst detail is cache-sourced: verify before leaning on it