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Property profile & analytics
OFF-MARKET
Estimated value
$2,280,000
Office Spaces
101 Lander Ave Turlock, CA 95380-5201
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-2408838
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1977
Construction
TILT-UP CONCRETE
Total area
14,597 SF
Lot
0.7 ac (30,491 SF)
Zoning code
CC
APN
050-020-042-000
UPID
US10-2408838
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Courteous Portable Toilets Turlock Building Supply
-
Stanislaus County Behavioral County Government Office
-
medic alert Corporate Office
-
Berger & Company, CPAs Accounting Firm
-
Reliable Climate Systems Hardware & Home Improvement HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.38M
Comparable Approach
Comparable
$2.24M
Blend (final)
Blend
$2.28M
Owner & transaction history
Dominic Vallarine Gifting Trust
Dominic Vallarine Gifting Trust
since 2025
7 recorded transactions
Zoning & alternative use
CC · Turlock, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.0M
+50.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Turlock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Turlock submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,575,000
6.5%
$2,375,000
7%
$2,205,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,025,000
Current use
AUTO REPAIR, GARAGE
$3,045,000
Change: +50% · Conversion: Difficult
RETAIL STORES
$1,640,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$2.28M
Range $2.05M – $2.51M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$156 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$25,685
Tax year 2024
Assessed value
$2,393,986
Assessed 2024
Previous assessed
$2,393,986
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$332,242
Assessed improvement
$2,061,744
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Units
1
Total area
14,597 SF
Lot
0.7 ac (30,491 SF)
Zoning code
CC
APN
050-020-042-000
UPID
US10-2408838
Jurisdiction
STANISLAUS
Zoning & alternative use
CC · Turlock, CA
Zoning CC · permitted uses
CC · Turlock, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Turlock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$3.0M
RETAIL STORES
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Units
1
Lot
0.7 ac
Current owner
From public records · entity-resolved
Dominic Vallarine Gifting Trust
Trust
Mailing address
1729 N OLIVE AVE STE #15, TURLOCK, CA 95382-2501
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2025
—
Dominic Vallarine Gifting Trust
Vallarine 2002 Trust
Deed
related
—
Jun 6, 2019
—
Vallarine 2002 Trust
Vallarine 2002 Trust
Quit Claim Deed
related
—
Mar 2, 2017
$1,150,000
Vallarine 2002 Trust
Kay Tayler Investments III LLC
Grant Deed
—
Jul 31, 2015
$2,150,000
Kay Tayler Investments III LLC
Denis Family Properties
Grant Deed
$2,000,000 · Denis Family Properties
Jul 10, 2000
—
Denis Family Properties
United California Bank
Grant Deed
related
—
—
—
Denis Family Properties
—
Deed Of Trust
related
$500,000 · Oak Valley Community Bank
—
—
Denis Family Properties
—
Deed Of Trust
related
$1,350,000 · Westamerica Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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