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    George Macmaster, Patterson, CA

    License ID: 01184629
    Mountain Valley Properties
    Association
    Central Valley Association Of Realtors Inc

    Service Locations

    Contact details

    Phone:
    (209) 892-8300
    Office Address:
    355 E St, Patterson, CA, 95363

    Performance

    Listings
    27

    Listings

    For Sale (27)

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    • $850,000

      Supportive Housing Facility For Sale

      Supportive housing facility available for purchase.
      405 S 4Th St, Patterson, CA 95363
      View Details
    • Contact for pricing

      Patterson Restaurant Land Opportunity

      1.26-acre restaurant-ready land in growing Patterson community.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Prime Commercial Land Opportunity

      1.31-acre parcel with high visibility and accessibility.
      Patterson S Rogers Rd, Patterson, CA 95363
      View Details
    • $499,999
      2,080 SF

      421 Maze Blvd, Modesto, CA 95351

      Conventional restaurants • 2,080 SF
      421 Maze Blvd, Modesto, CA 95351
      View Details
    • Contact for pricing

      Patterson Restaurant Opportunity

      1.09-acre parcel designed for any eating establishment.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Patterson Retail Land Opportunity

      1.07-acre retail parcel in growing Patterson community.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Keystone Pacific Industrial Land Opportunity

      5.45 acres of light industrial land in Keystone Pacific Business Park.
      1777 Keystone Pacific Pkwy, Patterson, CA 95363
      View Details
    • Contact for pricing

      Commercial Lot on Highway 33

      Prime commercial land in Patterson, CA with high visibility.
      514 N 2Nd St, Patterson, CA 95363
      View Details
    • Contact for pricing

      South Rogers Road, Patterson, CA 95363

      Commercial land
      South Rogers Rd, Patterson, CA 95363
      View Details
    • Contact for pricing
      100,000 SF

      Patterson Industrial Warehouse Opportunity

      100,000 sq ft industrial warehouse in Patterson, California.
      100 W Las Palmas Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Prime Retail Land in Patterson

      2.27-acre retail parcel in growing Patterson, California.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Prime Land in Delta Marketplace

      1.039 acre commercial land in thriving Patterson community.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Shovel-Ready Land in Patterson, CA

      5.52 acre shovel-ready light industrial land for sale.
      Baldwin Rd, Patterson, CA 95363
      View Details
    • Contact for pricing

      Patterson Industrial Yard Opportunity

      2.49-acre industrial yard in Patterson, California Opportunity Zone.
      501 S 1St St, Patterson, CA 95363
      View Details
    • Contact for pricing

      Patterson Land Opportunity

      1.255-acre parcel ideal for a quick-service restaurant.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Patterson Land Opportunity

      1.9-acre site in Patterson's growth corridor.
      2151 Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing
      240,451 SF

      Shovel-Ready Land in Patterson, CA

      5.52-acre industrial business park land for sale.
      801 Baldwin Rd, Patterson, CA 95363
      View Details
    • Contact for pricing

      12201 Valpico Rd, Tracy, CA 95377

      Commercial land
      12201 Valpico Rd, Tracy, CA 95377
      View Details
    • Contact for pricing

      Commercial Land in Delta Marketplace

      0.956 acre commercial land in a thriving community.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Approved Retail Hub in Patterson

      Shopping center opportunity with high visibility and accessibility in Patterson.
      Sperry Ave, Patterson, CA 95363
      View Details
    • $850,000
      2,660 SF

      Stockton Mixed-Use Investment Opportunity

      Mixed-use property in Garden Acres with multiple income streams.
      4400 E Washington St, Stockton, CA 95215
      View Details
    • Contact for pricing

      Prime Commercial Land Opportunity

      2.78 acre commercial parcel in thriving Sperry Commercial Park.
      S Rogers Rd, Patterson, CA 95363
      View Details
    • Contact for pricing

      Delta Marketplace Parcel 5

      1.18 acre commercial land in Patterson's Delta Marketplace.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Patterson Industrial Land I-5 Visibility

      2.2 acre industrial parcel with high visibility and development potential.
      N Rogers Rd, Patterson, CA 95363
      View Details
    • Contact for pricing

      Delta Marketplace Car Wash Parcel

      1.7-acre parcel ideal for car wash near I-5.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing

      Delta Marketplace Retail Parcel

      Prime retail parcel in Delta Marketplace, Patterson, CA.
      Sperry Ave, Patterson, CA 95363
      View Details
    • Contact for pricing
      3,484 SF

      Historic Patterson Office Building For Sale

      Historic 3,484 SF office building in Patterson's downtown core.
      355 W Las Palmas Ave, Patterson, CA 95363
      View Details

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    George Macmaster, Patterson, CA
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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