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Property profile & analytics
OFF-MARKET
Estimated value
$23,410,000
Retail space
2955 Tegner Rd Turlock, CA 95380-9401
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2341740
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
TILT-UP CONCRETE
Total area
139,762 SF
Lot
15.75 ac (686,070 SF)
Zoning code
TUR CT
APN
088-018-027-000
UPID
US09-2341740
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
-
Costco Bakery Bakery Specialty Food Shop
-
Costco Food Court Restaurant
-
Costco Car Wash Car Wash
-
Costco Pharmacy Pharmacy
-
Costco Vision Center Ophthalmologist (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$25.38M
Blend (final)
Blend
$23.41M
Owner & transaction history
Costco Wholesale Corporation · 2 yrs held
Costco Wholesale Corporation
since 2023
1 recorded transaction
Zoning & alternative use
TUR CT · Turlock, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$37.5M
+138.8%
Auto repair, garage
$29.2M
+85.7%
Commercial (general)
$19.4M
+23.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$15,700,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$37,495,000
Change: +139% · Conversion: Moderate
AUTO REPAIR, GARAGE
$29,155,000
Change: +86% · Conversion: Difficult
COMMERCIAL (GENERAL)
$19,395,000
Change: +24% · Conversion: Easy
Blend value · Realmo final
$23.41M
Range $21.07M – $25.75M · ±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
$167 / 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
$394,736
Tax year 2024
Assessed value
$35,844,537
Assessed 2024
Previous assessed
$35,844,537
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$7,078,415
Assessed improvement
$28,766,122
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
2004
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Total area
139,762 SF
Lot
15.75 ac (686,070 SF)
Zoning code
TUR CT
APN
088-018-027-000
UPID
US09-2341740
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
RETAIL STORES Current
Est. value
$15.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$37.5M
AUTO REPAIR, GARAGE
Est. value
$29.2M
COMMERCIAL (GENERAL)
Est. value
$19.4M
RETAIL STORES Current
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
2004
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Buildings
2
Lot
15.75 ac
Current owner
From public records · entity-resolved
Costco Wholesale Corporation
Entity
Free & Clear · 2 yrs held
Mailing address
999 LK DR, ISSAQUAH, WA 98027-8990
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2023
—
Costco Wholesale Corporation
Costco Wholesale Corporation
Intrafamily Transfer
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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