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Property profile & analytics
OFF-MARKET
Estimated value
$10,290,000
Apartment buildings
430 Sutter St, Manteca, CA 95336-3964
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2397749
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1985
Construction
WOOD
Total area
45,016 SF
Lot
2.07 ac (90,108 SF)
Zoning code
NC
APN
223-120-220-000
UPID
US09-2397749
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
-
Salto's Landscaping Landscaping General Contractor
-
Sutter Apartments Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.93M
CAP Approach
CAP
$8.52M
Comparable Approach
Comparable
$12.62M
Blend (final)
Blend
$10.29M
Owner & transaction history
Sutter Apartment Homes LLC · 4 yrs held
Sutter Apartment Homes LLC
since 2021
Last sale
$11.3M
7 recorded transactions
Zoning & alternative use
NC · Manteca, 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 Manteca submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manteca 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
$10,080,000
ML approach
$7,930,000
CAP Approach
CAP Return
Estimation
6%
$9,220,000
6.5%
$8,515,000
7%
$7,905,000
Blend value · Realmo final
$10.29M
Range $9.26M – $11.32M · ±10% · vs last sale $11.30M (Sep 10 2021)
Last sale anchor
$11.30M
Sep 10 2021
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
$229 / 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
$44,828
Tax year 2024
Assessed value
$4,024,405
Assessed 2024
Previous assessed
$4,024,405
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$587,331
Assessed improvement
$3,437,074
Applied tax rate
2.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
56
Bathrooms
56
Total area
45,016 SF
Lot
2.07 ac (90,108 SF)
Zoning code
NC
APN
223-120-220-000
UPID
US09-2397749
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
NC · Manteca, CA
Zoning NC · permitted uses
NC · Manteca, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manteca. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
56
Bathrooms
56
Lot
2.07 ac
Current owner
From public records · entity-resolved
Sutter Apartment Homes LLC
Entity
Mailing address
76 CASTLEWOOD DR, PLEASANTON, CA 94566-9753
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2021
$11,300,000
Sutter Apartment Homes LLC
Dean A Wagerman
Grant Deed
$7,018,000 · Berkadia Commercial Mortgage LLC
Sep 10, 2021
—
Nancy Reynolds
Robert J Reynolds
Affidavit Of Death Of Joint Tenant
related
—
Sep 12, 2016
—
Wardrope Family Trust
Wardrope,thomas S
Quit Claim Deed
related
—
Feb 19, 2013
—
Wagerman Dean
Koch Family Trust
Grant Deed
—
Feb 18, 2009
—
Thomas S Wardrope
Wardrope,thomas S
Quit Claim Deed
related
—
Oct 8, 2002
—
Reynolds,tr
Reynolds,nancy
Quit Claim Deed
related
—
Oct 8, 2002
$170,000
Wagerman,tr
Reynolds,tr
Grant Deed
related
—
Jun 1, 1998
—
Watkins Trust
Watkins,richard C & Phyllis
Quit Claim Deed
related
—
Oct 19, 1989
—
Plaza Joint Venture Sutter
—
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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