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    Patterson Rogers Rd Patterson, CA 95363

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    Prime 1.31-acre commercial lot in Patterson, CA

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    423
    This 1.31-acre commercial lot (APN 021-093-007) in Patterson, California, presents a unique investment opportunity. Located in Sperry Commercial Park, specifically Parcel 7, this property enjoys exceptional visibility and accessibility, situated near the intersection of South Rogers Road and a new connecting street to Sperry Avenue. Its strategic location directly across from Loves Travel Center's truck entrance ensures high traffic flow and potential customer exposure. The property benefits from a verified 57,000 ADT traffic count on Interstate 5, guaranteeing significant visibility to a wide audience. Sperry Commercial Park offers easy access and immense visibility from Sperry Avenue. The City of Patterson provides essential services including water and sewer connections, reflecting a business-friendly environment. Patterson's strategic location as the first city on Interstate 5 from Los Angeles County, and its proximity (75 miles) to the Port of Oakland, makes it a highly desirable commercial hub. This parcel is part of a thriving commercial park, alongside established businesses such as Loves Travel Center, Oak Harbor Freight, Dutch Bros, and Grocery Outlet. The city's planned expansion, including 5,086 new residential units, promises future population growth and increased demand for services, making this a strong investment for long-term growth. This 1031 exchange eligible property offers a chance to be part of Patterson's vibrant business landscape and future development. The property is zoned for commercial use and includes access to a community stormwater system.

    Property Features for Patterson Rogers Rd

    General Information

    Property type
    Land
    Lot Size
    57,064 SF

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    Listing Contact
    George Macmaster
    George Macmaster

    Learn more

    HighLights

    • High traffic counts verified by CalTrans.
    • Excellent visibility from Loves Travel Plaza.
    • Convenient access within Sperry Commercial Park.
    • Pro‑business city government.
    • Located within Patterson city limits with available water and sewer.
    • Municipal storm water system in place.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Map

    City
    Patterson
    County
    Stanislaus
    State
    California
    Longitude
    -121.1772683
    Latitude
    37.4918877

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    FAQs

    What type of property is this?
    Land - Prime 1.31-acre commercial lot in Patterson, CA
    Where is this land located?
    The property is located at Patterson Rogers Rd Patterson, CA.
    What are key features of this property?
    This property features: High traffic counts verified by CalTrans.; Excellent visibility from Loves Travel Plaza.; Convenient access within Sperry Commercial Park.
    Request Owner's contact information
    Patterson Rogers Rd Patterson, CA 95363
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    Patterson, CA 95363
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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.

    More about this property
    Patterson Rogers Rd Patterson, CA 95363
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    We can help!
    Listing Contact
    George Macmaster
    George Macmaster
    Real Estate License ID: 01184629
    Learn more
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