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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Industrial properties
450 Larch Rd A8 Tracy, CA 95304-1651
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-3186934
Property profile
Verified
Property type
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Year built
2006
Total area
4,410 SF
APN
212-310-080-000
UPID
US10-3186934
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
-
Renee Davidson - State Farm Insurance Agent Insurance Agency
-
Wayne Odom Fitness Gym & Fitness Center
-
NuEx Fitness & Wellness Gym & Fitness Center
-
CastroMMA & BJJ HQ Training Center Sports School
-
Got Agent, Inc Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
$730k
Comparable Approach
Comparable
$1.06M
Blend (final)
Blend
$1.07M
Owner & transaction history
Wooha LLC · 4 yrs held
Wooha LLC
since 2021
Last sale
$1.1M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.1M
+8.6%
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
$1,090,000
ML approach
$1,030,000
CAP Approach
CAP Return
Estimation
6%
$790,000
6.5%
$730,000
7%
$680,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,025,000
Current use
OFFICE BUILDING
$1,115,000
Change: +9% · Conversion: Difficult
MEDICAL BUILDING
$965,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±10% · vs last sale $1.08M (Aug 27 2024)
Last sale anchor
$1.08M
Aug 27 2024
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
$241 / 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
$9,166
Tax year 2024
Assessed value
$848,731
Assessed 2024
Previous assessed
$848,731
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$254,898
Assessed improvement
$593,833
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
Industrial properties
Use group
CONDOMINIUMS (INDUSTRIAL)
Status
Off-Market
Year built
2006
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
4,410 SF
APN
212-310-080-000
UPID
US10-3186934
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
Zoning · permitted uses
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
$1.0M
OFFICE BUILDING
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$965,000
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
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
2006
Heating
FORCED AIR
Cooling
Yes
Stories
1
Current owner
From public records · entity-resolved
Wooha LLC
Entity
Mailing address
450 W LARCH RD STE #10, TRACY, CA 95304-1651
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2021
$1,224,000
Wooha LLC
Tracy Industrial Development LLC
Grant Deed
$1,040,200 · Enterprise Bank & Trust
Dec 15, 2005
—
Tracy Industrial Dev LLC
Owner Name Unavailable
Grant Deed
related
—
Dec 23, 2004
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
$1,000,000 · Bank Of Stockton
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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