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Property profile & analytics
OFF-MARKET
Estimated value
$1,290,000
Commercial real estate
20991 Elderberry Way Groveland, CA 95321-9335
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2030253
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
14,000 SF
Lot
1.95 ac (84,942 SF)
Zoning code
C-1,MX,AIR
APN
093-080-031-000
UPID
US09-2030253
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
-
Airport Mini Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.28M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$1.29M
Owner & transaction history
Avalon Mhp INC · 2 yrs held
Avalon Mhp INC
since 2023
Last sale
$1.4M
3 recorded transactions
Zoning & alternative use
C-1,MX,AIR · Groveland, CA
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 Groveland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Groveland 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
$1,265,000
ML approach
$1,275,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.29M
Range $1.16M – $1.42M · ±10% · vs last sale $1.35M (Sep 15 2023)
Last sale anchor
$1.35M
Sep 15 2023
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
$92 / 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
$14,893
Tax year 2024
Assessed value
$1,350,000
Assessed 2024
Previous assessed
$1,350,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$350,000
Assessed improvement
$1,000,000
Applied tax rate
54.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Total area
14,000 SF
Lot
1.95 ac (84,942 SF)
Zoning code
C-1,MX,AIR
APN
093-080-031-000
UPID
US09-2030253
Jurisdiction
TUOLUMNE
Zoning & alternative use
C-1,MX,AIR · Groveland, CA
Zoning C-1,MX,AIR · permitted uses
C-1,MX,AIR · Groveland, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Groveland. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
1.95 ac
Current owner
From public records · entity-resolved
Avalon Mhp INC
Entity
Free & Clear · 2 yrs held
Mailing address
4061 E CASTRO VLY BLVD #478, CASTRO VALLEY, CA 94552-4840
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Sep 15, 2023
$1,350,000
Avalon Mhp INC
Airport Mini Storage
Grant Deed
—
Jun 30, 1994
—
Mini Storage Airport
Durant,donald D
Grant Deed
related
—
—
—
Mini Storage Airport
—
Deed Of Trust
related
$125,000 · Sentinel Savings & Loan
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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