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Property profile & analytics
OFF-MARKET
Estimated value
$3,075,000
Super regional malls
3027 Countryside Dr Turlock, CA 95380-8400
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3103840
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2002
Construction
WOOD
Total area
18,346 SF
Lot
2.72 ac (118,483 SF)
Zoning code
CC
APN
088-003-030-000
UPID
US09-3103840
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
-
Stanton Optical Physician
-
Delta Eyecare Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.08M
Owner & transaction history
Rhino Holdings Monte Vista LLC · 3 yrs held
Rhino Holdings Monte Vista LLC
since 2022
7 recorded transactions
Zoning & alternative use
CC · 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,920,000
Current use
Blend value · Realmo final
$3.08M
Range $2.77M – $3.38M · ±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
$168 / 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
$65,002
Tax year 2024
Assessed value
$5,963,430
Assessed 2024
Previous assessed
$5,963,430
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,571,310
Assessed improvement
$4,392,120
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
18,346 SF
Lot
2.72 ac (118,483 SF)
Zoning code
CC
APN
088-003-030-000
UPID
US09-3103840
Jurisdiction
STANISLAUS
Zoning & alternative use
CC · Turlock, CA
Zoning CC · permitted uses
CC · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2002
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
2.72 ac
Current owner
From public records · entity-resolved
Rhino Holdings Monte Vista LLC
Entity
Mailing address
2200 PASEO VERDE PKWY STE #260, HENDERSON, NV 89052-2703
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
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
—
Sep 21, 2010
—
Monte Vista Crossings LLC
—
Deed Of Trust
related
$40,000,000 · Mechanics Bank
Jul 24, 2008
—
Monte Vista Crossings LLC
—
Deed Of Trust
related
$46,500,000 · Teachers Insurance & Annuity
Dec 31, 2003
—
Monte Vista Crossings LLC
—
Deed Of Trust
related
$26,500,000 · Teachers Insurance & Annuity
—
—
Monte Vista Crossings LLC
—
Loan Modification
related
$2,500,000 · Wells Fargo Bank
—
—
Excel Monte Vista LP
—
Deed Of Trust
related
—
—
—
Monte Vista Crossings LLC
—
Loan Modification
related
$2,500,000 · Wells Fargo 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.
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