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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Commercial land
40596 Westlake Dr Oakhurst, CA 93644-9024
Entity Owned
Free & Clear
Property ID
US09-3065739
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
6.05 ac (263,538 SF)
Zoning code
CUM
APN
064-142-007-000
UPID
US09-3065739
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
-
Oakhurst Farmers Market Specialty Food Shop Farmer's Market
-
Resharp Sharpening Service
-
Bryant's Ace Hardware Building Supply Hardware & Home Improvement
-
Cutting Edge Equipment Corporate Office
-
True Value Home Center Building Supply Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$825k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$825k
Owner & transaction history
Waa Investment Holdings LLC
Waa Investment Holdings LLC
since 2025
7 recorded transactions
Zoning & alternative use
CUM · Oakhurst, 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 Oakhurst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakhurst 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
$825,000
ML approach
$825,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$825k
Range $743k – $908k · ±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
—
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
$40,111
Tax year 2024
Assessed value
$3,683,782
Assessed 2024
Previous assessed
$3,683,782
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,149,936
Assessed improvement
$2,533,846
Applied tax rate
56.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
6.05 ac (263,538 SF)
Zoning code
CUM
APN
064-142-007-000
UPID
US09-3065739
Jurisdiction
MADERA
Zoning & alternative use
CUM · Oakhurst, CA
Zoning CUM · permitted uses
CUM · Oakhurst, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oakhurst. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
6.05 ac
Current owner
From public records · entity-resolved
Waa Investment Holdings LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 520, OAKHURST, CA 93644-0520
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2025
—
Bryany Family Trust
—
Deed
related
$2,560,000 · Community West Bank NA
Aug 11, 2025
—
Waa Investment Holdings LLC
Waa Gcb Trust
Grant Deed
—
Aug 8, 2025
—
Waa Investment Holdings LLC
Waa Cab Trust
Grant Deed
—
Aug 6, 2025
—
Waa Cab Trust
Waa Gst Trust
Deed
related
—
Jan 9, 2024
—
Jerry D Bryant
Jerry D Bryant
Intrafamily Transfer
related
—
Jun 27, 2022
—
Dan Lee Rogers
Dan Lee Rogers
Intrafamily Transfer
related
$1,570,000 · Central Valley Community Bank
Mar 23, 2009
—
Bryant Family Trust
Bryant,jerry D & Glenda G
Quit Claim Deed
related
—
May 25, 2006
—
Jerry D Bryant
—
Trustees Deed
related
$2,422,609 · Yosemite Bank
Oct 8, 2004
$825,000
Jerry D Bryant
West Oak-w LLC
Grant Deed
$650,000 · West Oak-w LLC
Jan 6, 2004
—
West Oak-w LLC
West Oak Sierra LP
Quit Claim Deed
related
—
Dec 5, 2003
—
West Oak-w LLC
West Oak LP
Quit Claim Deed
related
—
Jul 30, 1999
—
Oak Sierra LP West
West Oak LP
Quit Claim Deed
related
$575,000 · Bank Of Stockdale
May 8, 1998
—
Oak LP West
41/49 Hwy Junction Project Ltd
Grant 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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