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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Super regional malls
124 Western Ave Waterford, CA 95386-9210
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0284435
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2006
Construction
STEEL FRAME
Total area
5,424 SF
Lot
0.41 ac (17,859 SF)
APN
080-063-001-000
UPID
US09-0284435
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
-
Golden Bowl Restaurant Restaurant
-
Little Caesars Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$690k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$770k
Owner & transaction history
Ava Family Properties · 4 yrs held
Ava Family Properties
since 2021
Last sale
$800,000
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 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
$795,000
ML approach
$690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$770k
Range $693k – $847k · ±10% · vs last sale $800k (Nov 10 2021)
Last sale anchor
$800k
Nov 10 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
$142 / 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
$9,945
Tax year 2024
Assessed value
$832,320
Assessed 2024
Previous assessed
$832,320
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$187,272
Assessed improvement
$645,048
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
2006
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Total area
5,424 SF
Lot
0.41 ac (17,859 SF)
APN
080-063-001-000
UPID
US09-0284435
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
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Lot
0.41 ac
Current owner
From public records · entity-resolved
Ava Family Properties
Entity
Free & Clear · 4 yrs held
Mailing address
2217 HIDDEN OAK LN, CERES, CA 95307-7112
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2022
—
Ava Family Properties
—
Deed
related
$750,000 · Five Star Bank
Nov 10, 2021
$800,000
Ava Family Properties
Paul A Rusin
Grant Deed
—
Jun 5, 2009
$935,000
Paul A Rusin
Steele R & S 1998 Trust
Grant Deed
—
Jun 7, 2006
—
Steele R & S 1998 Trust
—
Trustees Deed
related
$450,000 · Modesto Commerce Bank
Sep 13, 2005
$245,000
Steele R & S 1998 Trust
Af & Dg One Investments LLC
Grant Deed
—
Jul 15, 2005
$87,000
Af & Dg One Investments LLC
Dual Arch Intl INC
Trustees Deed
related
—
May 1, 1995
$237,316
Charles V Bird
Evergreen Development
Trustees Deed
—
Oct 19, 1990
$100,000
Financi Murrieta
Gwin,william D
Grant Deed
—
—
—
Red Cat Properties INC
—
Deed Of Trust
related
$277,792 · William J JR Cunningham
—
—
Evergreen Dev
—
Deed Of Trust
related
$150,000 · Individual
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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