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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Retail space
11950 Yosemite Blvd Waterford, CA 95386-9541
Individually Owned
5-yr Hold
Free & Clear
Property ID
US09-3787840
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2016
Construction
TILT-UP CONCRETE
Total area
7,360 SF
Lot
0.93 ac (40,510 SF)
Zoning code
C3
APN
080-045-053-000
UPID
US09-3787840
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
-
AutoZone Auto Parts Auto Parts Store
-
Phantom Fireworks Stand Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$805k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$956k
Blend (final)
Blend
$825k
Owner & transaction history
Paul Beckwith · 5 yrs held
Paul Beckwith
since 2020
Last sale
$752,000
5 recorded transactions
Zoning & alternative use
C3 · Waterford, CA
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 Waterford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waterford 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
$1,020,000
ML approach
$805,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$980,000
Current use
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $752k (Dec 18 2020)
Last sale anchor
$752k
Dec 18 2020
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
$112 / 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
$9,709
Tax year 2024
Assessed value
$798,027
Assessed 2024
Previous assessed
$798,027
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$302,444
Assessed improvement
$495,583
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2016
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Total area
7,360 SF
Lot
0.93 ac (40,510 SF)
Zoning code
C3
APN
080-045-053-000
UPID
US09-3787840
Jurisdiction
STANISLAUS
Zoning & alternative use
C3 · Waterford, CA
Zoning C3 · permitted uses
C3 · Waterford, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Waterford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$980,000
RETAIL STORES Current
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
2016
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Lot
0.93 ac
Current owner
From public records · entity-resolved
Paul Beckwith
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 2198, MEMPHIS, TN 38101-2198
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2020
$752,000
Paul Beckwith
Cushman Leonard G Trust
Grant Deed
—
Jun 13, 2017
—
Cushman,leonarde G Trust
Cushman,leonard G
Quit Claim Deed
related
—
Mar 29, 2016
—
Leonard G Cushman
Wolfrum,kathi L
Quit Claim Deed
related
—
Mar 29, 2016
$750,000
Leonard G Cushman
Gc Waterford LLC
Grant Deed
—
Mar 29, 2016
$375,000
Gc Waterford LLC
Milmur II LLC
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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