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Property profile & analytics
OFF-MARKET
Estimated value
$4,430,000
Manufacturing properties
28651 Riv Rd Escalon, CA 95320-9629
Trust Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5561873
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
2016
Total area
28,560 SF
Lot
9.62 ac (419,047 SF)
APN
247-230-190-000
UPID
US09-5561873
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
$4.74M
Comparable Approach
Comparable
$5.01M
Blend (final)
Blend
$4.43M
Owner & transaction history
Longstreth,brandon R Trust · 11 yrs held
Longstreth,brandon R Trust
since 2014
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.2M
+28.1%
Commercial (general)
$5.7M
+16.9%
Office building
$5.5M
+13.7%
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 Escalon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Escalon 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%
$5,130,000
6.5%
$4,735,000
7%
$4,400,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,870,000
Current use
MEDICAL BUILDING
$6,235,000
Change: +28% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,690,000
Change: +17% · Conversion: Difficult
OFFICE BUILDING
$5,535,000
Change: +14% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,430,000
Change: -9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,100,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$4.43M
Range $3.99M – $4.87M · ±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
$155 / 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
$88,818
Tax year 2024
Assessed value
$8,307,353
Assessed 2024
Previous assessed
$8,307,353
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$394,719
Assessed improvement
$7,912,634
Applied tax rate
75.0000
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
2016
Heating
NONE
Stories
1
Total area
28,560 SF
Lot
9.62 ac (419,047 SF)
APN
247-230-190-000
UPID
US09-5561873
Jurisdiction
SAN JOAQUIN
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
INDUSTRIAL (GENERAL) Current
Est. value
$4.9M
MEDICAL BUILDING
Est. value
$6.2M
COMMERCIAL (GENERAL)
Est. value
$5.7M
OFFICE BUILDING
Est. value
$5.5M
AUTO REPAIR, GARAGE
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.1M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2016
Heating
NONE
Stories
1
Lot
9.62 ac
Current owner
From public records · entity-resolved
Longstreth,brandon R Trust
Trust
Free & Clear · 11 yrs held
Mailing address
25869 E RIV RD, ESCALON, CA 95320-9623
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2014
—
Longstreth,brandon R Trust
Longstreth,suzanne
Quit Claim Deed
related
—
Apr 18, 2014
$6,800,000
Growers Choice INC
Little Rock Ranch LLC
Trustees Deed
$1,500,000 · American Agcredit Pca
Jan 9, 2013
—
Little Rock Ranch LLC
—
Grant Deed
related
$3,010,000 · American Agcredit
—
—
Manriquez,herlindo
—
Loan Modification
related
$72,000 · Washington Mutual Bk
—
—
Triple L Hulling LP
—
Deed Of Trust
related
$1,206,151 · American Agcredit Pca
—
—
Triple L Hulling LP
—
Deed Of Trust
related
$9,297,500 · American Agcredit Flca
—
—
Manriquez,herlindo
—
Deed Of Trust
related
$65,000 · Washington Mutual Bk
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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