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Property profile & analytics
OFF-MARKET
Estimated value
$40,240,000
Apartment buildings
3025 Christoffersen Pkwy Turlock, CA 95382-8909
Entity Owned
8-yr Hold
Property ID
US10-3262414
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2009
Construction
WOOD
Total area
221,283 SF
Lot
9.63 ac (419,482 SF)
Zoning code
R3
APN
087-026-006-000
UPID
US10-3262414
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 Publishing House
-
Sierra Oaks Apartments Apartment Building Apartment Rental Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$42.50M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$40.24M
Owner & transaction history
Breit Acg Mf Sierra Oaks LLC · 8 yrs held
Breit Acg Mf Sierra Oaks LLC
since 2018
7 recorded transactions
Zoning & alternative use
R3 · Turlock, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$46,040,000
6.5%
$42,500,000
7%
$39,465,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$62,340,000
Change: -9% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$59,370,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$40.24M
Range $36.22M – $44.26M · ±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
$182 / 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
$473,185
Tax year 2024
Assessed value
$43,634,817
Assessed 2024
Previous assessed
$43,634,817
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$3,494,919
Assessed improvement
$40,139,898
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2009
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
6
Bathrooms
1
Total area
221,283 SF
Lot
9.63 ac (419,482 SF)
Zoning code
R3
APN
087-026-006-000
UPID
US10-3262414
Jurisdiction
STANISLAUS
Zoning & alternative use
R3 · Turlock, CA
Zoning R3 · permitted uses
R3 · 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
MEDICAL BUILDING
Est. value
$62.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$59.4M
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
Year built
2009
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Buildings
6
Bathrooms
1
Lot
9.63 ac
Current owner
From public records · entity-resolved
Breit Acg Mf Sierra Oaks LLC
Entity
Mailing address
PO BOX A3878, CHICAGO, IL 60690-3878
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2023
—
Breit Acg Mf Sierra Oaks LLC
—
Deed
related
$35,976,000 · Jpmorgan Chase Bank NA
Jun 4, 2018
$15,450,000
Breit Acg Mf Sierra Oaks LLC
Sierra Oaks Apt Assocs LLC
Grant Deed
$23,550,000 · Wells Fargo #2014-ccre16 (ce)
Jul 30, 2010
—
Sierra Oaks Apartment Assocs L
—
Loan Modification
related
—
Oct 4, 2007
—
Sierra Oaks Apartment Assocs L
—
Trustees Deed
related
$31,500,000 · Bank Of America
Aug 24, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
Jul 8, 2005
$935,500
Sierra Oaks Apartment Assocs
Veit Jack T & B L Trust
Grant Deed
—
—
—
Sierra Oaks Apartment Assocs L
—
Deed Of Trust
related
$23,550,000 · Greystone Svcg
—
—
Sierra Oaks Apt Assocs LLC
—
Loan Modification
related
—
—
—
Sierra Oaks Apartment Assocs
—
Loan Modification
related
$1,803,240 · Bank Of America California NA
—
—
Sierra Oaks Apartment Assocs L
—
Loan Modification
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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