East Bay guide · Tier A · Rank #19 of 87
House hacking in Union City (Station District).
Station District TOD with about $82M public and roughly $0.5B private capital placed (1,700 units plus 1.2M sqft office), a BART east entrance under construction for ~early 2027, and funded ACE Phase 3 bringing trains into the BART station ~2030: the metro's only funded new BART/ACE interchange.
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.
Buildings we underwrote in 94587
2 buildings in 94587 carry a record. 0 beat renting and index funds; the rest did not. Every row links to its own page, with the numbers it was scored on.
| Property | At our defaults | Status |
|---|---|---|
| 33419 5th St 2 units · $970,000 | −$440,168 S&P 500 | Underwritten — the index wins at our defaults |
| 33454 7th St 2 units · $1,248,888 | −$800,706 S&P 500 | Underwritten — the index wins at our defaults |
The full board shows every region's current week; this table is every record we hold for 94587, newest basis first.
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