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Property profile & analytics
FOR LEASE
Office buildings
35 E 10Th St Tracy, CA 95376
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0498093
For Lease
1 / 2
$33 SF/Yr
35 E 10Th St, Tracy, CA 95376
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1987
Total area
11,392 SF
Lot
0.37 ac (16,250 SF)
Zoning code
NC
APN
235-171-250-000
UPID
US09-0498093
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
-
Chad Cryder, Ph.D. Physician Medical Clinic
-
Friend & Walton Law Firm
-
Holistic Approach to Recovery and Transition Counselor Life Coach
-
eXp Realty Real Estate Agency
-
Hearing & Speech Services Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.04M
CAP Approach
CAP
$2.12M
Comparable Approach
Comparable
$1.67M
Blend (final)
Blend
$1.90M
Owner & transaction history
Sovia Randhawa Investments LLC · 5 yrs held
Sovia Randhawa Investments LLC
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
NC · Tracy, 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 Tracy submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tracy 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
$1,950,000
ML approach
$2,035,000
CAP Approach
CAP Return
Estimation
6%
$2,295,000
6.5%
$2,120,000
7%
$1,970,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,875,000
Current use
INDUSTRIAL (GENERAL)
$2,650,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$2,490,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.90M
Range $1.71M – $2.08M · ±10% · vs last sale $1.80M (Sep 21 2020)
Last sale anchor
$1.80M
Sep 21 2020
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
$166 / 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
$22,576
Tax year 2024
Assessed value
$2,089,048
Assessed 2024
Previous assessed
$2,089,048
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$470,034
Assessed improvement
$1,619,014
Applied tax rate
4.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Lease
Year built
1987
Heating
NONE
Stories
2
Total area
11,392 SF
Lot
0.37 ac (16,250 SF)
Zoning code
NC
APN
235-171-250-000
UPID
US09-0498093
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
NC · Tracy, CA
Zoning NC · permitted uses
NC · Tracy, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tracy. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.5M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
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
1987
Heating
NONE
Stories
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Sovia Randhawa Investments LLC
Entity
Mailing address
2755 BRITT CT, SAN JOSE, CA 95148-2521
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 21, 2020
—
Sovia Randhawa Investments LLC
Paramvir S Randhawa
Intrafamily Transfer
related
$1,200,000 · Citizens Equity First Cu
Apr 22, 2016
$1,800,000
Paramvir S Randhawa
Odoljatorri LLC
Grant Deed
$1,270,000 · Kinecta FCU
May 21, 2013
—
Odoljatorri LLC
Morris,nancy E
Grant Deed
—
Sep 19, 2003
—
Wallace,tr
Wallace,carolyn M
Quit Claim Deed
related
—
Dec 1, 1999
$770,000
Morris,nancy E
Thoming Trust
Trustees Deed
$200,000 · Harragon Trust
Dec 1, 1999
—
Morris,nancy E
Wallace,timothy
Trustees Deed
related
—
May 22, 1992
—
Enos M Etl
—
Deed Of Trust
related
—
May 24, 1990
$950,000
Thoming John W
Most,james D
Grant Deed
$615,000 · Wells Fargo Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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