Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,325,000
Commercial real estate
2549 Sperry Ave Patterson, CA 95363
Entity Owned
2-yr Hold
Free & Clear
Property ID
US09-2208450
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
17,256 SF
Lot
29.55 ac (1,287,198 SF)
APN
021-026-076-000
UPID
US09-2208450
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
by Request
CAP Approach
CAP
$2.81M
Comparable Approach
Comparable
$3.85M
Blend (final)
Blend
$3.33M
Owner & transaction history
City Of Patterson · 2 yrs held
City Of Patterson
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$5.3M
+32.9%
Industrial (general)
$4.9M
+22.9%
Medical building
$4.9M
+21.3%
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 Patterson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Patterson 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,040,000
6.5%
$2,805,000
7%
$2,605,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,005,000
Current use
APARTMENT HOUSE (5+ UNITS)
$5,325,000
Change: +33% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,925,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$4,860,000
Change: +21% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,630,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$3.33M
Range $2.99M – $3.66M · ±10%
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
$193 / 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
$46,577
Tax year 2024
Assessed value
$3,987,684
Assessed 2024
Previous assessed
$3,987,684
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$3,965,594
Assessed improvement
$22,090
Applied tax rate
5.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Stories
1
Units
4
Total area
17,256 SF
Lot
29.55 ac (1,287,198 SF)
APN
021-026-076-000
UPID
US09-2208450
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
COMMERCIAL (GENERAL) Current
Est. value
$4.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
INDUSTRIAL (GENERAL)
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
Heating
NONE
Stories
1
Units
4
Lot
29.55 ac
Current owner
From public records · entity-resolved
City Of Patterson
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 667, PATTERSON, CA 95363-0667
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2023
—
City Of Patterson
Buzz Oates LLC
Deed
—
Jul 26, 2023
$2,764,500
Rogers Road LLC
Buzz Oates LLC
Grant Deed
—
Jul 26, 2023
—
Buzz Oates LLC
Buzz Oates LLC
Intrafamily Transfer
related
—
Jul 11, 2017
$2,481,818
Buzz Oates LLC
Cable,scott W & Michele T (rt)
Grant Deed
—
Nov 25, 2015
—
Oates Dev Group LLC
Buzz Oates LLC
Quit Claim Deed
—
Nov 25, 2015
$4,526,500
Cable,s W & M T Living Trust
Buzz Oates LLC
Grant Deed
—
Apr 4, 2011
—
Fink W S & K I 1999 Trust
Oates Invesments INC
Quit Claim Deed
$1,650,000 · Fink W S & K I 1999 Trust
Nov 18, 2009
—
Knapp Family Trust
Knapp Family Trust
Quit Claim Deed
related
—
Feb 24, 2009
—
Find W S & Fink K I 1999 Trust
Delphia,john B III
Quit Claim Deed
related
—
Nov 20, 2008
—
Fink Warren S & K I 1999 Trust
Delphia,john B JR
Quit Claim Deed
related
—
Feb 8, 2008
—
Michele A Knapp
Knapp,keith A
Affidavit Of Death
related
—
May 31, 2005
—
Knapp Trust
Knapp,michele
Quit Claim Deed
related
—
Jun 11, 2001
—
Schut Trust
Schut,joland
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2549 Sperry Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
