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Property profile & analytics
OFF-MARKET
Estimated value
$4,390,000
Grocery and convenience stores
1172 Main St Manteca, CA 95336-3208
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1626353
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1984
Total area
35,283 SF
Lot
3.22 ac (140,263 SF)
Zoning code
N
APN
218-210-100-000
UPID
US09-1626353
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
-
KeyMe Locksmiths Locksmith (Bike/Boat/Book/etc) Store
-
Bank of America ATM Atm
-
Amazon Locker - Algerina Courier Service Postal Service
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
MoneyGram Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.43M
Blend (final)
Blend
$4.39M
Owner & transaction history
Save Mart Portfolio Owner Nlp · 5 yrs held
Save Mart Portfolio Owner Nlp
since 2020
2 recorded transactions
Zoning & alternative use
N · Manteca, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.8M
+100.2%
Industrial (general)
$6.1M
+77.3%
Auto repair, garage
$5.5M
+60.2%
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 Manteca submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manteca 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
Alternative Use
Use
Estimation
RETAIL STORES
$3,415,000
Current use
OFFICE BUILDING
$6,840,000
Change: +100% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,060,000
Change: +77% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,470,000
Change: +60% · Conversion: Difficult
Blend value · Realmo final
$4.39M
Range $3.95M – $4.83M · ±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
$124 / 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
$83,921
Tax year 2024
Assessed value
$7,615,761
Assessed 2024
Previous assessed
$7,615,761
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,936,704
Assessed improvement
$5,679,057
Applied tax rate
2.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1984
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
35,283 SF
Lot
3.22 ac (140,263 SF)
Zoning code
N
APN
218-210-100-000
UPID
US09-1626353
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
N · Manteca, CA
Zoning N · permitted uses
N · Manteca, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manteca. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.4M
OFFICE BUILDING
Est. value
$6.8M
INDUSTRIAL (GENERAL)
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.5M
RETAIL STORES Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1984
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
3.22 ac
Current owner
From public records · entity-resolved
Save Mart Portfolio Owner Nlp
Individual
Mailing address
1800 STANDIFORD AVE, MODESTO, CA 95350-0180
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2023
—
Save Mart Portfolio Owner Nlp Ca Ll
—
Deed
related
$425,000,000 · Wells Fargo Bank NA
Nov 23, 2020
$10,434,000
Save Mart Portfolio Owner Nlp
Save Mart Supermarkets
Grant Deed
—
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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