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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Retail space
2500 Golden State Blvd Turlock, CA 95382-9543
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-0284433
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1971
Construction
WOOD
Total area
4,320 SF
Lot
1.08 ac (47,044 SF)
Zoning code
TUR CT
APN
088-007-025-000
UPID
US09-0284433
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
-
Perfect Union Weed Dispensary Turlock (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$975k
CAP Approach
CAP
$1.55M
Comparable Approach
Comparable
$871k
Blend (final)
Blend
$1.25M
Owner & transaction history
521 3rd LLC
521 3rd LLC
since 2026
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
TUR CT · Turlock, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+105.5%
Neighborhood: shopping center
$1.2M
+95.7%
Auto repair, garage
$870,000
+47.1%
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 Turlock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Turlock 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
$1,285,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
$1,680,000
6.5%
$1,550,000
7%
$1,440,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,215,000
Change: +106% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,160,000
Change: +96% · Conversion: Moderate
AUTO REPAIR, GARAGE
$870,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.40M (Feb 17 2026)
Last sale anchor
$1.40M
Feb 17 2026
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
$289 / 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
$15,632
Tax year 2024
Assessed value
$1,456,560
Assessed 2024
Previous assessed
$1,456,560
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$587,826
Assessed improvement
$868,734
Applied tax rate
7.0000
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
1971
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
4,320 SF
Lot
1.08 ac (47,044 SF)
Zoning code
TUR CT
APN
088-007-025-000
UPID
US09-0284433
Jurisdiction
STANISLAUS
Zoning & alternative use
TUR CT · Turlock, CA
Zoning TUR CT · permitted uses
TUR CT · Turlock, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Turlock. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$870,000
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1971
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
521 3rd LLC
Entity
Mailing address
6532 ROSE BRG DR, ROSEVILLE, CA 95678-3430
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 17, 2026
$1,400,000
521 3rd LLC
Lato Investments LLC
Grant Deed
$1,000,000 · David & Eugina Ruegg Family Trust
Oct 28, 2022
$1,400,000
Lato Investments LLC
Magnolia Greenfields Re LLC
Grant Deed
$1,000,000 · David Ruegg
Nov 2, 2021
—
Magnolia Greenfields Re LLC
Magnolia Greenfields Re LLC
Intrafamily Transfer
related
$1,600,000 · Wilchfort Family Trust
Nov 1, 2019
$975,000
Mwg Re Holdings LLC
Sandhu K & R 2012 Trust
Grant Deed
$650,000 · Ruegg D & E F/tr (pt)
Nov 1, 2019
—
Sandhu,k & R 2012 Trust
Sandhu I & I 2012 Trust
Quit Claim Deed
related
—
Dec 28, 2012
—
Sandhu Karnail & R 2012 Trust
Sandhu,karnail
Quit Claim Deed
related
—
Aug 3, 2010
—
Karnail S Sandhu
Sandhu,ranbir K
Quit Claim Deed
related
$415,000 · Robert & Linda Martelli
Aug 3, 2010
$515,000
Karnail S Sandhu
Martelli,robert & Linda
Grant Deed
—
Jan 7, 2010
$246,061
Robert Martelli
Dual Arch Intl INC
Trustees Deed
related
—
—
—
Robert B Khanishan
—
Deed Of Trust
related
$200,000 · Robert Martelli
—
—
Robert B Khanishan
—
Deed Of Trust
related
$313,654 · County Bank
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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