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Property profile & analytics
OFF-MARKET
Estimated value
$4,565,000
Office Spaces
5262 Pirrone Ct, Salida, CA 95368-9072
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1659108
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2002
Construction
TILT-UP CONCRETE
Total area
30,496 SF
Lot
1.56 ac (67,953 SF)
Zoning code
PI
APN
136-039-006-000
UPID
US09-1659108
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
-
Merieux NutriSciences Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.96M
Comparable Approach
Comparable
$4.85M
Blend (final)
Blend
$4.57M
Owner & transaction history
5262 Pirrone Court Assocs LLC · 6 yrs held
5262 Pirrone Court Assocs LLC
since 2019
6 recorded transactions
Zoning & alternative use
PI · Salida, 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 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%
$5,375,000
6.5%
$4,960,000
7%
$4,605,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,080,000
Current use
Blend value · Realmo final
$4.57M
Range $4.11M – $5.02M · ±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
$150 / 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
$73,710
Tax year 2024
Assessed value
$4,294,842
Assessed 2024
Previous assessed
$4,294,842
+0.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$560,860
Assessed improvement
$3,733,982
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Total area
30,496 SF
Lot
1.56 ac (67,953 SF)
Zoning code
PI
APN
136-039-006-000
UPID
US09-1659108
Jurisdiction
STANISLAUS
Zoning & alternative use
PI · Salida, CA
Zoning PI · permitted uses
PI · Salida, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Salida. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$7.1M
COMMERCIAL (GENERAL) Current
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Lot
1.56 ac
Current owner
From public records · entity-resolved
5262 Pirrone Court Assocs LLC
Entity
Free & Clear · 6 yrs held
Mailing address
820 EUCALYPTUS AVE, HILLSBOROUGH, CA 94010-6317
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2019
—
5262 Pirrone Court Assocs LLC
Cochran Props INC
Quit Claim Deed
—
Feb 27, 2015
$3,645,000
Cochran Properties
Itbp Investors LLC
Grant Deed
$1,425,000 · First Mountain 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
—
Jul 14, 2008
—
Innovative Technology Busn Pa
—
Deed Of Trust
related
$1,350,000 · Spyres Way Group
Sep 28, 2004
—
Innovative Technology Business
Lapham Partners LLC
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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