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Property profile & analytics
OFF-MARKET
Estimated value
$2,065,000
Warehouses
20504 State Rte 99th W Frontage Rd Manteca, CA 95366
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-4346470
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Total area
9,600 SF
Lot
2.4 ac (104,544 SF)
Zoning code
NC
APN
228-060-170-000
UPID
US09-4346470
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
$1.98M
CAP Approach
CAP
$2.08M
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$2.07M
Owner & transaction history
Edpo LLC · 5 yrs held
Edpo LLC
since 2021
Last sale
$2.3M
2 recorded transactions
Zoning & alternative use
NC · Manteca, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+192.0%
Medical building
$2.1M
+129.2%
Office building
$1.9M
+103.5%
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 Manteca submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manteca 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
$2,050,000
ML approach
$1,980,000
CAP Approach
CAP Return
Estimation
6%
$2,250,000
6.5%
$2,075,000
7%
$1,925,000
Alternative Use
Use
Estimation
RESTAURANT
$2,670,000
Change: +192% · Conversion: Difficult
MEDICAL BUILDING
$2,095,000
Change: +129% · Conversion: Difficult
OFFICE BUILDING
$1,860,000
Change: +103% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,650,000
Change: +80% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,490,000
Change: +63% · Conversion: Easy
Blend value · Realmo final
$2.07M
Range $1.86M – $2.27M · ±10% · vs last sale $2.30M (May 25 2021)
Last sale anchor
$2.30M
May 25 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
$215 / 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
$60,512
Tax year 2024
Assessed value
$5,420,078
Assessed 2024
Previous assessed
$5,420,078
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,995,071
Assessed improvement
$3,425,007
Applied tax rate
102.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Heating
NONE
Stories
1
Total area
9,600 SF
Lot
2.4 ac (104,544 SF)
Zoning code
NC
APN
228-060-170-000
UPID
US09-4346470
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
NC · Manteca, CA
Zoning NC · permitted uses
NC · Manteca, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manteca. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1984
Heating
NONE
Stories
1
Lot
2.4 ac
Current owner
From public records · entity-resolved
Edpo LLC
Entity
Free & Clear · 5 yrs held
Mailing address
10 S WACKER DR STE #3325, CHICAGO, IL 60606-4733
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2021
$2,300,000
Edpo LLC
Jeanne La Vonne Miersma
Grant Deed
—
Jan 20, 1989
$275,000
Miersma Marion
Wright,ray
Grant Deed
—
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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