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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Apartment buildings
1415 Holly Dr Tracy, CA 95376-3155
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-2152793
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1929
Total area
8,539 SF
Lot
0.98 ac (42,741 SF)
Zoning code
RHD
APN
233-140-120-000
UPID
US09-2152793
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
$632k
Blend (final)
Blend
$1.03M
Owner & transaction history
Real Est Invs 209 Holding Co L · 8 yrs held
Real Est Invs 209 Holding Co L
since 2018
7 recorded transactions
Zoning & alternative use
RHD · Tracy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+8.0%
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 Tracy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tracy 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
APARTMENT HOUSE (5+ UNITS)
$1,225,000
Current use
AUTO REPAIR, GARAGE
$1,325,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$1,075,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±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
$121 / 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
$16,048
Tax year 2024
Assessed value
$1,478,059
Assessed 2024
Previous assessed
$1,478,059
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$407,163
Assessed improvement
$1,070,896
Applied tax rate
4.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1929
Heating
FLOOR/WALL FURNACE
Cooling
WINDOW A/C
Stories
1
Units
10
Bathrooms
9
Total area
8,539 SF
Lot
0.98 ac (42,741 SF)
Zoning code
RHD
APN
233-140-120-000
UPID
US09-2152793
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
RHD · Tracy, CA
Zoning RHD · permitted uses
RHD · Tracy, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tracy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1929
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Units
10
Bathrooms
9
Lot
0.98 ac
Current owner
From public records · entity-resolved
Real Est Invs 209 Holding Co L
Entity
Mailing address
PO BOX 393, TRACY, CA 95378-0393
Ownership since
2018
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
May 12, 2023
—
Holding Company LLC
—
Deed
related
$900,000 · First Republic Bank
Mar 24, 2020
—
209 Holding Co LLC
—
Deed
related
$362,000 · Bank Of Stockton
Oct 23, 2019
—
Real Est Invs 209 Holding Co L
—
Deed
related
$362,000 · Bank Of Stockton
May 4, 2018
$1,325,000
Real Est Invs 209 Holding Co L
Frank A Grande
Grant Deed
$860,000 · Bank Of Stockton
Sep 1, 2000
$450,000
Frank A Grande
Frista Macerceg Estate
Grant Deed
—
Apr 13, 1994
—
Erceg,mike Tr
—
Deed Of Trust
related
—
May 26, 1992
—
Friska Est Erceg
—
Deed Of Trust
related
—
—
—
209 Holding Co LLC
—
Deed Of Trust
related
$100,000 · Bank Of Stockton
—
—
Real Est Invs 209 Holding Co L
—
Deed Of Trust
related
$362,000 · Bank Of Stockton
—
—
209 Holding Co LLC
—
Deed Of Trust
related
$362,000 · Bank Of Stockton
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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