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Property profile & analytics
OFF-MARKET
Estimated value
$13,155,000
Community centers
2000 California Ave Sand City, CA 93955-3150
Entity Owned
~
Est. High Equity
Property ID
US09-3730610
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1996
Construction
TILT-UP CONCRETE
Total area
63,556 SF
Lot
3.84 ac (167,270 SF)
APN
011-011-047-000
UPID
US09-3730610
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
$11.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.16M
Owner & transaction history
Skn Sand City LLC
Skn Sand City LLC
since 2026
Last sale
$12.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$13.1M
+382.1%
Office building
$12.8M
+369.8%
Auto repair, garage
$9.9M
+264.4%
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 Sand City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sand City 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
$15,520,000
ML approach
$11,335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$13,085,000
Change: +382% · Conversion: Easy
OFFICE BUILDING
$12,750,000
Change: +370% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,890,000
Change: +264% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$8,805,000
Change: +224% · Conversion: Difficult
RESTAURANT
$8,590,000
Change: +216% · Conversion: Difficult
MEDICAL BUILDING
$8,435,000
Change: +211% · Conversion: Difficult
Blend value · Realmo final
$13.16M
Range $11.84M – $14.47M · ±10% · vs last sale $12.88M (Nov 20 2020)
Last sale anchor
$12.88M
Nov 20 2020
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
$207 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$157,358
Tax year 2023
Assessed value
$14,461,560
Assessed 2023
Previous assessed
$14,461,560
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$5,097,960
Assessed improvement
$9,363,600
Applied tax rate
11.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
63,556 SF
Lot
3.84 ac (167,270 SF)
APN
011-011-047-000
UPID
US09-3730610
Jurisdiction
MONTEREY
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
COMMERCIAL (GENERAL)
Est. value
$13.1M
OFFICE BUILDING
Est. value
$12.8M
AUTO REPAIR, GARAGE
Est. value
$9.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.8M
RESTAURANT
Est. value
$8.6M
MEDICAL BUILDING
Est. value
$8.4M
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
MEDICAL BUILDING
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
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
3.84 ac
Current owner
From public records · entity-resolved
Skn Sand City LLC
Entity
Mailing address
1800 STANDIFORD AVE, MODESTO, CA 95350-0180
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2026
$15,111,000
Skn Sand City LLC
Save Mart Portfolio Owner Fund V Ca
Grant Deed
—
Mar 3, 2026
—
Save Mart Supermarkets LLC
Save Mart Portfolio Owner Fund V Ca
Deed
—
Feb 24, 2026
—
Save Mart Portfolio Owner Fund V Ca
—
Deed
related
$185,000,000 · Natixis New York Branch
Jan 22, 2021
—
Save Mart Portfolio Owner Fund
—
Deed
related
$416,800,000 · Wells Fargo Bk
Nov 20, 2020
$12,884,000
Save Mart Portfolio Owner Fund
Rmp Props
Grant Deed
—
May 18, 2017
—
Rmp Properties LLC
—
Grant Deed
related
$170,000,000 · Ubs Ag
Apr 4, 2007
—
Rmp Properties LLC
Asp Nocal Owner LLC
Grant Deed
—
Oct 10, 2006
—
Asp Nocal Owner LLC
American Stores Properties LLC
Grant Deed
—
—
—
Save Mart Portfolio Owner Fund
—
Deed Of Trust
related
$416,800,000 · Wells Fargo Bk
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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