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Property profile & analytics
OFF-MARKET
Estimated value
$4,045,000
Retail space
2821 Countryside Dr Turlock, CA 95380-8403
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2553929
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
TILT-UP CONCRETE
Total area
20,982 SF
Lot
2.11 ac (91,911 SF)
Zoning code
C3
APN
088-003-043-000
UPID
US09-2553929
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
-
Turlock Sport Gym & Fitness Center Sports Field & Court
-
Custom Built Personal Training inside of In-Shape Health Club Gym & Fitness Center
-
In-Shape Family Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.91M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.81M
Blend (final)
Blend
$4.05M
Owner & transaction history
Homegoods INC · 2 yrs held
Homegoods INC
since 2023
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
C3 · Turlock, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$6.5M
+174.7%
Medical building
$5.9M
+150.7%
Neighborhood: shopping center
$5.6M
+138.8%
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
$3,370,000
ML approach
$3,905,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,475,000
Change: +175% · Conversion: Difficult
MEDICAL BUILDING
$5,910,000
Change: +151% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,630,000
Change: +139% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,375,000
Change: +86% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,910,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$4.05M
Range $3.64M – $4.45M · ±10% · vs last sale $5.33M (Apr 17 2023)
Last sale anchor
$5.33M
Apr 17 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
$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
$59,067
Tax year 2024
Assessed value
$5,431,500
Assessed 2024
Previous assessed
$5,431,500
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,315,800
Assessed improvement
$4,115,700
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
2007
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Total area
20,982 SF
Lot
2.11 ac (91,911 SF)
Zoning code
C3
APN
088-003-043-000
UPID
US09-2553929
Jurisdiction
STANISLAUS
Zoning & alternative use
C3 · Turlock, CA
Zoning C3 · permitted uses
C3 · 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
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.5M
MEDICAL BUILDING
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.6M
AUTO REPAIR, GARAGE
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2007
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Lot
2.11 ac
Current owner
From public records · entity-resolved
Homegoods INC
Entity
Free & Clear · 2 yrs held
Mailing address
737 TURQUOISE DR, HERCULES, CA 94547-1766
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2023
—
Homegoods INC
Rhino Holdings Monte Vista LLC
Lease
—
Apr 17, 2023
$5,325,000
Brar Holdings 2 LLC
Rhino Holdings Monte Vista LLC
Grant Deed
—
Nov 30, 2022
—
Rhino Holdings Monte Vista LLC
Excel Monte Vista LP
Grant Deed
$84,850,000 · Bixby Bridge Fund V LLC
Sep 26, 2018
—
Excel Monte Vista LP
—
Deed
related
—
Jun 24, 2015
$116,500,000
Excel Monte Vista LP
Monte Vista Crossings LLC
Grant Deed
—
—
—
Monte Vista Crossings LLC
—
Loan Modification
related
$2,500,000 · Wells Fargo Bank
—
—
Monte Vista Crossings LLC
—
Loan Modification
related
$2,500,000 · Wells Fargo Bk
—
—
Monte Vista Crossings
—
Deed Of Trust
related
—
—
—
Excel Monte Vista LP
—
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.
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