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Property profile & analytics
OFF-MARKET
Estimated value
$3,015,000
Retail space
2985 Renzo Ln Patterson, CA 95363-8552
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-1660315
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
16,925 SF
Lot
1.73 ac (75,358 SF)
APN
021-028-050-000
UPID
US09-1660315
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
by Request
Comparable Approach
Comparable
$3.41M
Blend (final)
Blend
$3.02M
Owner & transaction history
Patterson Plaza Associates LLC · 3 yrs held
Patterson Plaza Associates LLC
since 2022
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$4.8M
+114.0%
Medical building
$4.8M
+111.3%
Neighborhood: shopping center
$4.5M
+101.2%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,255,000
Current use
INDUSTRIAL (GENERAL)
$4,830,000
Change: +114% · Conversion: Difficult
MEDICAL BUILDING
$4,770,000
Change: +111% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,540,000
Change: +101% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,930,000
Change: +74% · Conversion: Easy
Blend value · Realmo final
$3.02M
Range $2.71M – $3.32M · ±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
$178 / 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
$44,697
Tax year 2024
Assessed value
$3,800,000
Assessed 2024
Previous assessed
$3,800,000
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$830,000
Assessed improvement
$2,970,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
16,925 SF
Lot
1.73 ac (75,358 SF)
APN
021-028-050-000
UPID
US09-1660315
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
RETAIL STORES Current
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$3.9M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2006
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
1.73 ac
Current owner
From public records · entity-resolved
Patterson Plaza Associates LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1553 PO BOX 1412TH DR, PATTERSON, CA 95363-1412
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2022
—
Patterson Plaza Associates LLC
Patterson Plaza Associates LLC
Intrafamily Transfer
related
—
Jun 24, 2022
—
Patterson Plaza Associates LLC
Del Lago Plaza Associates LLC
Intrafamily Transfer
related
—
May 7, 2008
—
Patterson Plaza Associates LLC
Del Lago Plaza Associates LLC
Grant Deed
—
Dec 30, 2003
—
Del Lago Plaza Associates LLC
Villa Del Lago Associates LLC
Quit Claim Deed
related
—
Jan 31, 2001
—
Villa Del Lago Associates LLC
—
Deed Of Trust
related
$3,700,000 · Affinity Bank
—
—
Villa Del Lago Assoc LLC
—
Deed Of Trust
related
$375,000 · Hans & Yvonne Monkers
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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