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Property profile & analytics
OFF-MARKET
Estimated value
$5,830,000
Apartment buildings
1749 Richland Ave Ceres, CA 95307-4589
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1939292
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Construction
WOOD
Total area
33,200 SF
Lot
2 ac (87,120 SF)
APN
040-004-006-000
UPID
US09-1939292
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
-
Richland Gardens Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.42M
CAP Approach
CAP
$6.38M
Comparable Approach
Comparable
$6.75M
Blend (final)
Blend
$5.83M
Owner & transaction history
Richland Living LLC · 4 yrs held
Richland Living LLC
since 2021
Last sale
$5.8M
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 Ceres submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ceres 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
$5,765,000
ML approach
$5,415,000
CAP Approach
CAP Return
Estimation
6%
$6,910,000
6.5%
$6,375,000
7%
$5,920,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$9,470,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$9,355,000
Change: -9% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$8,905,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$5.83M
Range $5.25M – $6.41M · ±10% · vs last sale $5.80M (Nov 19 2021)
Last sale anchor
$5.80M
Nov 19 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
$176 / 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
$67,503
Tax year 2024
Assessed value
$6,038,694
Assessed 2024
Previous assessed
$6,038,694
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$816,714
Assessed improvement
$5,221,980
Applied tax rate
1.0000
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
1988
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Bathrooms
1
Total area
33,200 SF
Lot
2 ac (87,120 SF)
APN
040-004-006-000
UPID
US09-1939292
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
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL)
Est. value
$9.5M
MEDICAL BUILDING
Est. value
$9.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.9M
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1988
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
1
Lot
2 ac
Current owner
From public records · entity-resolved
Richland Living LLC
Entity
Mailing address
PO BOX 1340, CERES, CA 95307-1340
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2023
—
Richland Living LLC
—
Deed
related
$4,900,000 · Societe Generale Financial Corp
Nov 29, 2021
—
Richland Living LLC
—
Deed
related
$250,000 · Elite Solutions Group INC
Nov 19, 2021
$5,800,000
Richland Living LLC
Kucich Limited II LP
Grant Deed
$4,605,000 · Conventus LLC
Mar 2, 2020
—
Kucich Limited II LP
—
Deed
related
$2,800,000 · Mechanics Bank
Mar 15, 2017
$4,000,000
Kucich Ltd II LP
Ceres Richland LLC
Grant Deed
$2,850,000 · Rabobank
Sep 2, 2016
—
Ceres Richland LLC
John Evilsizor
Grant Deed
$2,534,000 · Banner Bank
May 3, 2016
—
John Evilsizor
Evilsizor,john L
Quit Claim Deed
related
—
Apr 9, 2013
—
Vonderach Family Living Trust
Vonderach Family Trust
Quit Claim Deed
related
$1,500,000 · American West Bank
Mar 30, 1992
—
Kennet Evilsizor
Evilsizor,john
Quit Claim Deed
related
$1,185,000 · World Savings & Loan
Apr 7, 1989
$1,477,500
Evilsizor,john &
Denis,frank
Trustees Deed
$1,200,000 · Security Pacific National Bank
—
—
Evilsizor John
—
Deed Of Trust
related
—
—
—
Kenneth A Evilsizor
—
Deed Of Trust
related
$1,550,000 · Capri Capital Finance LLC
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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