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Property profile & analytics
OFF-MARKET
Estimated value
$2,445,000
Retail space
1970 Grant Line Rd Tracy, CA 95376-8812
Trust Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1166211
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
16,350 SF
Lot
1.51 ac (65,776 SF)
APN
232-020-540-000
UPID
US09-1166211
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
-
Lizbeth Lazaro, RPH Pharmacy
-
CDReload - Online Bitcoin ATM Crypto Atm Atm
-
higi Physician
-
Rite Aid Pharmacy
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.85M
Comparable Approach
Comparable
$2.82M
Blend (final)
Blend
$2.45M
Owner & transaction history
Vieira Manuel E & L M Trust · 19 yrs held
Vieira Manuel E & L M Trust
since 2006
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$3.8M
+84.6%
Medical building
$3.6M
+73.4%
Auto repair, garage
$2.5M
+23.2%
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%
$3,090,000
6.5%
$2,850,000
7%
$2,650,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,060,000
Current use
INDUSTRIAL (GENERAL)
$3,800,000
Change: +85% · Conversion: Difficult
MEDICAL BUILDING
$3,570,000
Change: +73% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,535,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,345,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.45M
Range $2.20M – $2.69M · ±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
$150 / 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
$41,053
Tax year 2024
Assessed value
$3,687,906
Assessed 2024
Previous assessed
$3,687,906
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,519,734
Assessed improvement
$2,168,172
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Total area
16,350 SF
Lot
1.51 ac (65,776 SF)
APN
232-020-540-000
UPID
US09-1166211
Jurisdiction
SAN JOAQUIN
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
RETAIL STORES Current
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
Heating
NONE
Lot
1.51 ac
Current owner
From public records · entity-resolved
Vieira Manuel E & L M Trust
Trust
Mailing address
10259 ROSE AVE, ATWATER, CA 95301-9797
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2006
—
Vieira Manuel E & L M Trust
Vieira,manuel E & Laurinda M
Quit Claim Deed
related
—
Jan 4, 2006
—
Manuel E Vieira
Hennings,jeffrey C & Patricia A
Grant Deed
—
Jul 27, 2001
—
Jeffrey C Hennings
Corral Grant Partners Lllp
Grant Deed
related
—
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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