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Property profile & analytics
FOR SALE
Commercial land
2318 Patterson Rd Riverbank, CA 95367
Trust Owned
Absentee Owner
Free & Clear
Property ID
US09-1946203
For Sale
1 / 2
$600,000
2318 Patterson Rd, Riverbank, CA 95367
View Listing →
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1960
Construction
WOOD FRAME
Total area
1,643 SF
Lot
0.49 ac (21,344 SF)
APN
075-011-003-000
UPID
US09-1946203
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
$605k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$600k
Owner & transaction history
Kats Dogs Revocable Trust
Kats Dogs Revocable Trust
since 2025
Last sale
$600,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$615,000
+84.9%
Medical building
$465,000
+39.6%
Neighborhood: shopping center
$440,000
+33.0%
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 Riverbank submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Riverbank 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
$600,000
ML approach
$605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$615,000
Change: +85% · Conversion: Difficult
MEDICAL BUILDING
$465,000
Change: +40% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$440,000
Change: +33% · Conversion: Difficult
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $600k (Jul 20 2023)
Last sale anchor
$600k
Jul 20 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
$365 / 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
$1,987
Tax year 2024
Assessed value
$149,593
Assessed 2024
Previous assessed
$149,593
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$149,593
Applied tax rate
6.0000
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 land
Use group
VACANT COMMERCIAL LAND
Status
For Sale
Year built
1960
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
2
Total area
1,643 SF
Lot
0.49 ac (21,344 SF)
APN
075-011-003-000
UPID
US09-1946203
Jurisdiction
STANISLAUS
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
AUTO REPAIR, GARAGE
Est. value
$615,000
MEDICAL BUILDING
Est. value
$465,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$440,000
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1960
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.49 ac
Current owner
From public records · entity-resolved
Kats Dogs Revocable Trust
Trust
Free & Clear · 0 yrs held
Mailing address
2625 BLESSING CT, RIVERBANK, CA 95367-9558
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2025
—
Riverbank 108 LLC
—
Deed
related
$13,118,000 · Bank Of Stockton
Jul 25, 2025
—
Kats Dogs Revocable Trust
Katherine Setliff
Deed
related
—
Jul 10, 2025
$3,250,000
Riverbank 108 LLC
Lynn D Setliff Barlow
Grant Deed
—
Jul 20, 2023
—
Katherine L Setliff
Katherine L Setliff
Intrafamily Transfer
related
—
Feb 11, 2021
—
Arnold W Setliff
Arnold W Setliff
Intrafamily Transfer
related
—
Mar 24, 2015
—
Setliff,arnold W Trust|setliff,norma Family Trust
Setliff Trust
Quit Claim Deed
related
—
Dec 27, 2012
—
Lynn D Setliff-barlow
Setliff Trust
Quit Claim Deed
related
—
Dec 1, 2011
—
Setliff Trust
Setliff,arnold
Quit Claim Deed
related
—
Sep 2, 2005
$600,000
Arnold Setliff
Gary O Erickson
Grant Deed
$465,000 · Oak Valley Community Bank
Sep 2, 2005
—
Arnold Setliff
Setliff,norma J
Quit Claim 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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