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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Medical Office Space
2369 Patterson Rd Riverbank, CA 95367-2601
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2111326
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1974
Construction
WOOD
Total area
3,828 SF
Lot
1.07 ac (46,609 SF)
APN
075-007-040-000
UPID
US09-2111326
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
-
River-Oak Veterinary Hospital Veterinary Clinic
-
Mike Hellman, DVM Veterinary Clinic
-
John Shaner - River Oak Veterinary Hospital Veterinary Clinic
-
Jenny Chatfield - River Oak Veterinary Hospital Veterinary Clinic
-
Shaner John B DVM Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$995k
CAP Approach
CAP
$850k
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$995k
Owner & transaction history
Store Master Funding X LLC · 5 yrs held
Store Master Funding X LLC
since 2021
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+32.4%
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 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
$995,000
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
$920,000
6.5%
$850,000
7%
$790,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,080,000
Current use
AUTO REPAIR, GARAGE
$1,430,000
Change: +32% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,025,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $1.00M (Jan 21 2021)
Last sale anchor
$1.00M
Jan 21 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
$260 / 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
$13,692
Tax year 2024
Assessed value
$1,061,207
Assessed 2024
Previous assessed
$1,061,207
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$642,030
Assessed improvement
$419,177
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
3,828 SF
Lot
1.07 ac (46,609 SF)
APN
075-007-040-000
UPID
US09-2111326
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
MEDICAL BUILDING Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
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
1974
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Store Master Funding X LLC
Entity
Free & Clear · 5 yrs held
Mailing address
8377 E HARTFORD DR STE #100, SCOTTSDALE, AZ 85255-5686
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2021
$1,000,000
Store Master Funding X LLC
David M Hellman
Grant Deed
—
Jul 26, 2007
—
River Oak Veterinary Hospital
Hellman,d Michael
Grant Deed
—
Feb 5, 2007
—
D Michael Hellman
Hellman,mike
Quit Claim Deed
related
—
Nov 4, 1998
$55,000
Hellman,david M & Jane E
Kiely,hugh & Diane
Trustees Deed
$55,000 · Seller
Nov 4, 1998
$62,500
Hellman,david M & Jane E
Alpers,jack D
Trustees Deed
$62,500 · Seller
Nov 4, 1998
$137,500
Dudley,wendi E
Alpers,jack D
Trustees Deed
$137,500 · Seller
Nov 4, 1998
—
Jack D Alpers
Conley-alpers,mary L
Quit Claim Deed
related
—
Dec 6, 1995
—
Jack D Alpers
Olmsted,donald L
Grant Deed
related
—
—
—
River Oak Veterinary Hospital
—
Deed Of Trust
related
$82,786 · Enrique Schcolnik
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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