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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Super regional malls
3070 Countryside Dr Turlock, CA 95380-8402
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2492340
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2006
Construction
WOOD
Total area
6,472 SF
Lot
0.98 ac (42,688 SF)
Zoning code
PC
APN
088-003-016-000
UPID
US09-2492340
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
-
Eyebrow Masters Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.55M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.21M
Owner & transaction history
Rhino Holdings Turlock LLC · 2 yrs held
Rhino Holdings Turlock LLC
since 2023
7 recorded transactions
Zoning & alternative use
PC · Turlock, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.0M
+15.0%
Medical building
$1.8M
+5.0%
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%
$1,675,000
6.5%
$1,545,000
7%
$1,435,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,735,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,995,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$1,825,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±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
$187 / 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
$26,321
Tax year 2024
Assessed value
$2,418,420
Assessed 2024
Previous assessed
$2,418,420
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$957,780
Assessed improvement
$1,460,640
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
2006
Construction
WOOD
Heating
NONE
Total area
6,472 SF
Lot
0.98 ac (42,688 SF)
Zoning code
PC
APN
088-003-016-000
UPID
US09-2492340
Jurisdiction
STANISLAUS
Zoning & alternative use
PC · Turlock, CA
Zoning PC · permitted uses
PC · 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
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER Current
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
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
NONE
Lot
0.98 ac
Current owner
From public records · entity-resolved
Rhino Holdings Turlock 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
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2023
—
Rhino Holdings Turlock LLC
Rhino Holdings Monte Vista LLC
Intrafamily Transfer
related
$130,500,000 · Bank Of America NA
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
Nov 6, 2006
—
Monte Vista Crossings LLC
—
Trustees Deed
related
$1,425,000 · Mechanics Bank
Oct 22, 2004
—
Monte Vista Crossings LLC
—
Deed Of Trust
related
$3,000,000 · Mechanics Bank
—
—
Monte Vista Crossings LLC
—
Loan Modification
related
$2,500,000 · Wells Fargo Bank
—
—
Monte Vista Crossings LLC
—
Loan Modification
related
$2,500,000 · Wells Fargo Bk
—
—
Excel Monte Vista LP
—
Deed Of Trust
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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