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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Warehouses
3090 Spengler Way Turlock, CA 95380-8509
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-5139315
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2020
Construction
WOOD
Total area
10,160 SF
Lot
1.21 ac (52,707 SF)
Zoning code
TUR PDI
APN
044-067-007-000
UPID
US09-5139315
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
-
Trinity Framing & Construction, Inc. Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.14M
Comparable Approach
Comparable
$968k
Blend (final)
Blend
$950k
Owner & transaction history
Fernandes 2003 Trust · 7 yrs held
Fernandes 2003 Trust
since 2019
3 recorded transactions
Zoning & alternative use
TUR PDI · Turlock, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+111.3%
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%
$1,235,000
6.5%
$1,140,000
7%
$1,055,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$665,000
Current use
COMMERCIAL (GENERAL)
$1,410,000
Change: +111% · Conversion: Difficult
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$94 / 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
$19,349
Tax year 2024
Assessed value
$1,740,399
Assessed 2024
Previous assessed
$1,740,399
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$273,408
Assessed improvement
$1,466,991
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2020
Construction
WOOD
Heating
NONE
Buildings
2
Total area
10,160 SF
Lot
1.21 ac (52,707 SF)
Zoning code
TUR PDI
APN
044-067-007-000
UPID
US09-5139315
Jurisdiction
STANISLAUS
Zoning & alternative use
TUR PDI · Turlock, CA
Zoning TUR PDI · permitted uses
TUR PDI · 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
WAREHOUSE, STORAGE Current
Est. value
$665,000
COMMERCIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE Current
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
2020
Construction
WOOD
Heating
NONE
Buildings
2
Lot
1.21 ac
Current owner
From public records · entity-resolved
Fernandes 2003 Trust
Trust
Mailing address
PO BOX 3520, TURLOCK, CA 95381-3520
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2019
—
Fernandes 2003 Trust
—
Trustees Deed
related
$1,150,000 · Bank Of Stockton
Feb 15, 2019
$250,000
Fernandes 2003 Trust
Karen M Macedo Invs Co LLC
Grant Deed
$150,000 · Karen M Macedo Invs Compny L
Jan 22, 2010
—
Karen M Macedo Inv Co LLC
James J Fernandes & Norma N Fe
Quit Claim Deed
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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