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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Retail space
106 Las Palmas Ave Patterson, CA 95363-2820
Trust Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1355803
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
8,000 SF
Lot
0.64 ac (27,878 SF)
APN
048-001-033-000
UPID
US09-1355803
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$594k
Blend (final)
Blend
$640k
Owner & transaction history
Ramos John & Brenda Trust · 18 yrs held
Ramos John & Brenda Trust
since 2007
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$80 / 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
$11,014
Tax year 2024
Assessed value
$938,000
Assessed 2024
Previous assessed
$938,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$281,000
Assessed improvement
$657,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
NONE
Total area
8,000 SF
Lot
0.64 ac (27,878 SF)
APN
048-001-033-000
UPID
US09-1355803
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
2006
Construction
WOOD
Heating
NONE
Lot
0.64 ac
Current owner
From public records · entity-resolved
Ramos John & Brenda Trust
Trust
Mailing address
11 PLZ G STE G, PATTERSON, CA 95363-2554
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2019
—
Ramos,john & Brenda Trust
—
Deed
related
$909,300 · Bank Of Stockton
Aug 20, 2007
—
Ramos John & Brenda Trust
Ramos,john J & Brenda J
Quit Claim Deed
related
—
Mar 1, 2005
—
John J Ramos
—
Trustees Deed
related
$2,865,400 · Pacific State Bank
Oct 29, 2004
$1,060,000
John J Ramos
Valley Frozen Foods INC
Grant Deed
$384,000 · Pacific State Bank
Oct 29, 2004
—
Valley Frozen Foods INC
Rogers R & M 1997 Trust
Grant Deed
related
—
Sep 16, 2004
—
Patterson Frozen Foods INC
Valley Frozen Foods INC
Grant Deed
related
—
—
—
Ramos,john & Brenda Trust
—
Deed Of Trust
related
$909,300 · Bank Of Stockton
—
—
John J Ramos
—
Deed Of Trust
related
$1,200,000 · Pacific State 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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