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Property profile & analytics
OFF-MARKET
Estimated value
$4,225,000
Office Spaces
5222 Pirrone Ct Salida, CA 95368-9072
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2288756
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2003
Construction
STEEL FRAME
Total area
31,212 SF
Lot
1.13 ac (49,222 SF)
APN
136-039-001-000
UPID
US09-2288756
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
-
Miller Young Homes Real Estate Agency
-
Chris MacDonald | REALTOR | Keller Williams Realty Modesto Real Estate Agency
-
Wendy Papworth-Bates of Keller Williams United Home Group Real Estate Agency
-
Alyssa Chacon, Counselor Physician
-
Dr. Amy Tackett, Psychologist Family Counselor Life Coach
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.08M
Comparable Approach
Comparable
$4.62M
Blend (final)
Blend
$4.23M
Owner & transaction history
Swbg Investments LLC · 10 yrs held
Swbg Investments LLC
since 2015
5 recorded transactions
Zoning & alternative use
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 Salida submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Salida 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%
$5,500,000
6.5%
$5,080,000
7%
$4,715,000
Blend value · Realmo final
$4.23M
Range $3.80M – $4.65M · ±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
$135 / 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
$32,489
Tax year 2024
Assessed value
$2,642,648
Assessed 2024
Previous assessed
$2,642,648
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$627,874
Assessed improvement
$2,014,774
Applied tax rate
96.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2003
Construction
STEEL FRAME
Heating
NONE
Total area
31,212 SF
Lot
1.13 ac (49,222 SF)
APN
136-039-001-000
UPID
US09-2288756
Jurisdiction
STANISLAUS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2003
Construction
STEEL FRAME
Heating
NONE
Lot
1.13 ac
Current owner
From public records · entity-resolved
Swbg Investments LLC
Entity
Mailing address
1120 SCENIC DR, MODESTO, CA 95350-6135
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Sep 25, 2015
$5,650,000
Swbg Investments LLC
Itbp Investors LLC
Grant Deed
$3,955,000 · Tri Counties Bank
Jul 3, 2012
—
Itbp Investors LLC
Quality Properties Asset Management
Corporation Deed
$6,900,000 · Partners Capital Solutions Fund LP
Dec 17, 2010
$10,436,560
Quality Props Asset Mgmt Co
First American Title Co
Trustees Deed
related
—
Mar 3, 2006
—
Innovative Technology Busn Par
—
Deed Of Trust
related
$15,900,000 · Bank Of America
—
—
Innovative Technology Busn Pa
—
Deed Of Trust
related
$1,350,000 · Spyres Way Group
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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