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Property profile & analytics
OFF-MARKET
Estimated value
$820,000
Super regional malls
1015 Sperry Ave Ste F Patterson, CA 95363-9268
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3043140
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2001
Construction
WOOD
Total area
9,696 SF
Lot
0.83 ac (36,154 SF)
APN
021-042-004-000
UPID
US10-3043140
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$835k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$613k
Blend (final)
Blend
$820k
Owner & transaction history
Hartz Patterson Marketplace LLC · 5 yrs held
Hartz Patterson Marketplace LLC
since 2021
Last sale
$817,500
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Patterson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Patterson 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
$810,000
ML approach
$835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$820k
Range $738k – $902k · ±10% · vs last sale $818k (Apr 2 2021)
Last sale anchor
$818k
Apr 2 2021
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
$85 / 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
$22,248
Tax year 2024
Assessed value
$1,900,000
Assessed 2024
Previous assessed
$1,900,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$600,000
Assessed improvement
$1,300,000
Applied tax rate
5.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2001
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
9,696 SF
Lot
0.83 ac (36,154 SF)
APN
021-042-004-000
UPID
US10-3043140
Jurisdiction
STANISLAUS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2001
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Hartz Patterson Marketplace LLC
Entity
Free & Clear · 5 yrs held
Mailing address
73 POLITZER DR, MENLO PARK, CA 94025-5541
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Apr 2, 2021
—
Hartz Patterson Marketplace LLC
Kimberly A Hartz
Intrafamily Transfer
related
—
Oct 22, 2019
—
Kimberly A Hartz
Hartz J Ernest JR Trust
Quit Claim Deed
related
—
Jul 6, 2015
—
Hartz,j Ernest JR & M E Trust
Hartz J E JR & M E Trust
Quit Claim Deed
related
—
May 7, 2007
—
Kevin E Hartz
Hartz,julia S
Quit Claim Deed
related
—
May 7, 2007
$400,000
Hartz J E JR & M E Trust
Hartz,kevin E
Grant Deed
related
—
Jul 17, 2003
$817,500
Hartz,tr
Gilbertson,tr
Grant Deed
—
May 8, 2002
—
Hartz Trust
Patterson Marketplace LLC
Grant Deed
related
—
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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