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Property profile & analytics
OFF-MARKET
Estimated value
$10,235,000
Grocery and convenience stores
4361 Morada Ln Stockton, CA 95212-1728
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-2806824
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2006
Total area
73,733 SF
Lot
6.4 ac (278,784 SF)
Zoning code
GC
APN
124-290-140-000
UPID
US09-2806824
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
-
Brows Arch Hair Salon Nail Salon
-
Fresh Cleaners At Morada (Bike/Boat/Book/etc) Store
-
Fresh tuxedos (Bike/Boat/Book/etc) Store Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.62M
Comparable Approach
Comparable
$10.06M
Blend (final)
Blend
$10.24M
Owner & transaction history
Cft Morada LLC · 6 yrs held
Cft Morada LLC
since 2019
3 recorded transactions
Zoning & alternative use
GC · Stockton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.6M
+90.4%
Industrial (general)
$12.4M
+73.4%
Commercial (general)
$10.8M
+50.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$14,755,000
6.5%
$13,620,000
7%
$12,650,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,145,000
Current use
OFFICE BUILDING
$13,605,000
Change: +90% · Conversion: Easy
INDUSTRIAL (GENERAL)
$12,390,000
Change: +73% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,785,000
Change: +51% · Conversion: Easy
AUTO REPAIR, GARAGE
$10,645,000
Change: +49% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$10,360,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$10.24M
Range $9.21M – $11.26M · ±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
$139 / 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
$181,407
Tax year 2024
Assessed value
$11,000,000
Assessed 2024
Previous assessed
$11,000,000
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$568,182
Assessed improvement
$10,431,818
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2006
Heating
NONE
Stories
2
Total area
73,733 SF
Lot
6.4 ac (278,784 SF)
Zoning code
GC
APN
124-290-140-000
UPID
US09-2806824
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
GC · Stockton, CA
Zoning GC · permitted uses
GC · Stockton, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stockton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.1M
OFFICE BUILDING
Est. value
$13.6M
INDUSTRIAL (GENERAL)
Est. value
$12.4M
COMMERCIAL (GENERAL)
Est. value
$10.8M
AUTO REPAIR, GARAGE
Est. value
$10.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.4M
RETAIL STORES Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2006
Heating
NONE
Stories
2
Lot
6.4 ac
Current owner
From public records · entity-resolved
Cft Morada LLC
Entity
Mailing address
PO BOX 15618, SACRAMENTO, CA 95852-0618
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
Aug 1, 2019
$30,000,000
Cft Morada LLC
Roic California LLC
Grant Deed
$19,500,000 · Goldman Sachs Bank USA
May 20, 2011
—
Roic California LLC
Evergreen Commercial
Grant Deed
—
Nov 21, 2006
—
Evergreen Creekside Ridge 24
Uki Morada Retail Partners
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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