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Property profile & analytics
OFF-MARKET
Estimated value
$8,470,000
Super regional malls
12120 Yosemite Blvd Waterford, CA 95386-9535
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-2465851
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2008
Construction
WOOD
Total area
4,657 SF
Lot
0.54 ac (23,522 SF)
Zoning code
C3
APN
080-045-047-000
UPID
US09-2465851
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
-
Beans Coffee Co Restaurant Cafe & Coffee Shop
-
MAXFIT 24/7 Gym & Fitness Center
-
Beans Coffee Company Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.47M
Owner & transaction history
Tkc Partners LLC · 4 yrs held
Tkc Partners LLC
since 2021
Last sale
$8.5M
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
$8,445,000
ML approach
$8,435,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.47M
Range $7.62M – $9.32M · ±10% · vs last sale $8.50M (Oct 26 2021)
Last sale anchor
$8.50M
Oct 26 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
$1,819 / 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
$9,626
Tax year 2024
Assessed value
$809,430
Assessed 2024
Previous assessed
$809,430
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$360,498
Assessed improvement
$448,932
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
NONE
Total area
4,657 SF
Lot
0.54 ac (23,522 SF)
Zoning code
C3
APN
080-045-047-000
UPID
US09-2465851
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.
Building & site characteristics
From public records
Year built
2008
Construction
WOOD
Heating
NONE
Lot
0.54 ac
Current owner
From public records · entity-resolved
Tkc Partners LLC
Entity
Mailing address
PO BOX 577980, MODESTO, CA 95357-7980
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2024
—
Tkc Partners LLC
—
Deed
related
$100,000 · Yosemite Farm Credit Aca
Oct 26, 2021
$8,500,000
Tkc Partners LLC
Waterford Plaza LLC
Grant Deed
—
Sep 27, 2018
—
Waterford Plaza LLC
—
Grant Deed
related
$3,524,654 · Farmers & Merchants Bk/ctrl Ca
Jul 30, 2014
—
Waterford Plaza LLC
Waterford Plaza II LLC
Quit Claim Deed
—
—
—
Waterford Plaza LLC
—
Deed Of Trust
related
$78,472 · Farmers & Merchants Bk/ctrl Ca
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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