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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Retail space
228 Yosemite Ave Manteca, CA 95336-5714
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-2440418
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1953
Construction
TILT-UP CONCRETE
Total area
5,000 SF
Lot
0.16 ac (7,000 SF)
Zoning code
43
APN
221-070-020-000
UPID
US09-2440418
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
-
Panaderia Laurita Bakery Specialty Food Shop
-
La Casa Accounting & Tax Services Accounting Firm Tax Preparation
-
Projection Events Marketing & Advertising Event Planning
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$665k
CAP Approach
CAP
$870k
Comparable Approach
Comparable
$561k
Blend (final)
Blend
$695k
Owner & transaction history
Pedro S Oropeza · 3 yrs held
Pedro S Oropeza
since 2023
Last sale
$722,500
7 recorded transactions
Zoning & alternative use
43 · Manteca, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+125.5%
Office building
$970,000
+100.2%
Industrial (general)
$860,000
+77.3%
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
$675,000
ML approach
$665,000
CAP Approach
CAP Return
Estimation
6%
$945,000
6.5%
$870,000
7%
$810,000
Alternative Use
Use
Estimation
RETAIL STORES
$485,000
Current use
MEDICAL BUILDING
$1,090,000
Change: +126% · Conversion: Difficult
OFFICE BUILDING
$970,000
Change: +100% · Conversion: Easy
INDUSTRIAL (GENERAL)
$860,000
Change: +77% · Conversion: Difficult
AUTO REPAIR, GARAGE
$775,000
Change: +60% · Conversion: Difficult
Blend value · Realmo final
$695k
Range $626k – $765k · ±10% · vs last sale $723k (Apr 14 2023)
Last sale anchor
$723k
Apr 14 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
$139 / 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
$8,118
Tax year 2024
Assessed value
$736,950
Assessed 2024
Previous assessed
$736,950
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$249,900
Assessed improvement
$487,050
Applied tax rate
2.0000
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
Year built
1953
Construction
TILT-UP CONCRETE
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
5,000 SF
Lot
0.16 ac (7,000 SF)
Zoning code
43
APN
221-070-020-000
UPID
US09-2440418
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
43 · Manteca, CAZoning 43 · permitted uses
43 · Manteca, CA
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
$485,000
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$970,000
INDUSTRIAL (GENERAL)
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$775,000
RETAIL STORES Current
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
1953
Construction
TILT-UP CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Pedro S Oropeza
Individual
Mailing address
PO BOX 2134, MANTECA, CA 95336-1159
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2023
$722,500
Pedro S Oropeza
Arthur N Clemens JR
Grant Deed
$361,250 · Arthur N Clemens JR Trust
Aug 8, 2011
—
Clemens Arthur N JR Trust
Clemens Henriette E Trust
Quit Claim Deed
related
—
Feb 9, 2007
—
Clemens Arthur N JR Trust
Clemens Henriette E Trust
Quit Claim Deed
related
—
May 11, 2006
—
Clemens Arthur N JR Trust
Clemens,arthur N JR
Quit Claim Deed
related
—
Feb 9, 2006
—
Arthur N Clemens JR.
Clemens Henriette E Trust
Quit Claim Deed
related
—
Nov 8, 2005
—
Arthur N Clemens JR.
Clemens Henriette E Trust
Quit Claim Deed
related
—
Jul 15, 1998
—
Clemens Trust
Clemens,henriette E
Quit Claim Deed
related
—
Dec 11, 1989
—
Henriette E Clemens
—
Deed Of Trust
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.
Try Rey
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