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Property profile & analytics
OFF-MARKET
Estimated value
$1,060,000
Office buildings
445 11th St Tracy, CA 95376-3816
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5816351
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1986
Total area
5,626 SF
Lot
0.33 ac (14,384 SF)
Zoning code
NC
APN
233-103-190-000
UPID
US09-5816351
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
-
Steve Nicolaou Law Office Law Firm
-
Meticulous Medical Medical Supply Store
-
Curran Real Estate Real Estate Agency
-
Golden State Utility Co Government
-
Partner's Mortgage Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
$1.32M
Blend (final)
Blend
$1.06M
Owner & transaction history
Steve Nicolaou · 1 yrs held
Steve Nicolaou
since 2024
5 recorded transactions
Zoning & alternative use
NC · Tracy, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+10.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,135,000
6.5%
$1,045,000
7%
$970,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,420,000
Current use
RESTAURANT
$1,565,000
Change: +10% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,310,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$1,230,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.06M
Range $954k – $1.17M · ±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
$188 / 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
$10,981
Tax year 2024
Assessed value
$1,014,390
Assessed 2024
Previous assessed
$1,014,390
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$239,292
Assessed improvement
$775,098
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
Off-Market
Year built
1986
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
5,626 SF
Lot
0.33 ac (14,384 SF)
Zoning code
NC
APN
233-103-190-000
UPID
US09-5816351
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
$1.4M
RESTAURANT
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING Current
RESTAURANT
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
1986
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
Steve Nicolaou
Individual
Free & Clear · 1 yrs held
Mailing address
435 E PO BOX 1051ST PL, TRACY, CA 95378-1051
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2024
—
Steve Nicolaou
Monica T Curran
Intrafamily Transfer
related
—
Oct 10, 2024
—
B A J S Investments LLC
Julie Guillen
Intrafamily Transfer
related
—
Sep 3, 2024
—
Scott Curran
Scott Curran
Intrafamily Transfer
related
—
Jan 12, 2017
—
Curran,b Y Survivors Trust A
Curran Family Trust
Quit Claim Deed
related
—
Oct 30, 1996
—
Curran Trust
Curran,benjamin Y & Arlene S
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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