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Property profile & analytics
OFF-MARKET
Estimated value
$3,565,000
Manufacturing properties
409 Aurora St Stockton, CA 95203-3627
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0926327
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1989
Total area
30,000 SF
Lot
2.27 ac (98,881 SF)
Zoning code
M2
APN
149-266-010-000
UPID
US10-0926327
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
-
ABC Supply Co., Inc. Big Box & Wholesale Store Building Supply
-
Ellie & Associates Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.89M
Blend (final)
Blend
$3.57M
Owner & transaction history
Lee Oh · 3 yrs held
Lee Oh
since 2023
Last sale
$3.6M
7 recorded transactions
Zoning & alternative use
M2 · Stockton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.5M
+9.8%
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 Stockton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stockton 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
$3,555,000
ML approach
$3,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,040,000
Current use
OFFICE BUILDING
$5,535,000
Change: +10% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,405,000
Change: -13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,390,000
Change: -13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,330,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$3.57M
Range $3.21M – $3.92M · ±10% · vs last sale $3.60M (Jun 5 2023)
Last sale anchor
$3.60M
Jun 5 2023
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
$119 / 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
$46,344
Tax year 2024
Assessed value
$3,745,440
Assessed 2024
Previous assessed
$3,745,440
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$925,956
Assessed improvement
$2,819,484
Applied tax rate
3.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1989
Heating
NONE
Stories
2
Total area
30,000 SF
Lot
2.27 ac (98,881 SF)
Zoning code
M2
APN
149-266-010-000
UPID
US10-0926327
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
M2 · Stockton, CAZoning M2 · permitted uses
M2 · Stockton, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$5.0M
OFFICE BUILDING
Est. value
$5.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1989
Heating
NONE
Stories
2
Lot
2.27 ac
Current owner
From public records · entity-resolved
Lee Oh
Individual
Free & Clear · 3 yrs held
Mailing address
1131 HAWKSHEAD CIR, SAN RAMON, CA 94583-6004
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
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2023
—
Lee Oh
Lee Oh
Intrafamily Transfer
related
—
Jan 19, 2023
—
Deok Lee Su
Lee Oh
Intrafamily Transfer
related
—
Apr 15, 2022
—
Lee Oh
Lee Oh
Intrafamily Transfer
related
$1,800,000 · Credit Union 1
Dec 16, 2021
$3,600,000
Lee Lee Oh
Brulin Holding Company INC
Grant Deed
—
Jun 12, 2007
$1,675,000
Brulin & Co INC
Brulin Real Estate LLC
Grant Deed
—
Oct 24, 2006
$1,675,000
Brulin Real Estate LLC
Funston P A & L J Trust
Grant Deed
—
Aug 25, 2004
—
Funston P A & L J Family Trust
Funston,paul A & Linda J
Quit Claim Deed
related
—
Dec 27, 2002
$1,100,000
Paul A Funston
Wang,yahua H
Grant Deed
—
Dec 27, 2002
$68,000
Y Wang
June,t Tr
Grant Deed
—
Dec 27, 2002
—
Ya-hua H Wang
Yaan Enterprises USA INC
Grant Deed
related
—
Apr 27, 2001
—
Continental Timber Resources
Aurora Holding LLC
Quit Claim Deed
$626,600 · Cnl Commercial Finance INC
Jul 6, 2000
$354,500
Continental Timber Resources
San Joaquin County (ca)
Grant Deed
—
Jan 21, 1998
—
Aurora Holding LLC
Itre Corp
Grant Deed
$244,954 · Seller
Aug 28, 1995
—
Ricci Trust
Ricci,d E
Quit Claim Deed
related
—
Feb 2, 1990
$510,500
Itre Corp
—
Grant Deed
related
—
Feb 1, 1990
$510,500
Itre Corp
Borealis,aurora
Grant Deed
—
—
—
Brulin & Co INC
—
Deed Of Trust
related
$1,400,000 · M & I Marshall & Isley Bank
—
—
Brulin & Co INC
—
Deed Of Trust
related
$15,000,000 · First Merchants Bank NA
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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