Trust Owned Property summary
AI-generated overview
This exceptional mixed-use property at 581 N Minaret Avenue, Turlock, CA, presents a unique investment opportunity. Boasting 4,000 square feet on a 0.19-acre lot, this versatile property is zoned office-residential, offering significant flexibility. The building potentially houses four, or possibly six, individual units, ideal for rental income. Alternatively, the space could be configured as a professional office with adjacent living quarters, providing a convenient and attractive work-life balance. Each unit is described as charming and functional, reflecting the character of the downtown area. The property's prime downtown location offers unparalleled access to Main Street's vibrant amenities, including a variety of restaurants, the farmer's market, the local library, and boutique shopping. Adding to its appeal is a back studio featuring a one-car garage, accessible from a convenient side alley. This property represents a rare combination of income potential, prime location, and versatile space, making it an exceptional investment in the heart of Turlock's thriving downtown. The asking price is $949,000.
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1930
Construction
WOOD
Total area
3,117 SF
Lot
0.18 ac (7,840 SF)
Zoning code
CO
APN
061-031-037-000
UPID
US09-3781927
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$235k
Owner & transaction history
since 2013
Last sale
$850,000
4 recorded transactions
Zoning & alternative use
CO · Turlock, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$235k
Value range
$212k – $259k
±10% around blend
Estimated value / SF
$75 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
$212k
blend $235k
$259k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,117 SF
Lot area
0.18 ac
Year built
1930
Stories
1
APN
061-031-037-000
Zoning
CO
Assessed value
$263,570
Annual tax
$2,837
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$729k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.4 mi away · 3,161 SF
14.1 mi away · 3,982 SF
16.0 mi away · 2,745 SF
16.2 mi away · 2,400 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$235k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 74 sales
$139
-46%
Submarket 90 sales
$152
-50%
County 534 sales
$232
-68%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $75/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$850k
Move the market yield to see immediate price impact.
Value / SF
$273
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$54k
$1.07M
$765k
$595k
$60k
$1.19M
$850k
$661k
$65k
$1.31M
$935k
$727k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$715k
0.3 mi · Feb 2026 · $250/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$2,837
Tax year 2024
Assessed value
$263,570
Assessed 2024
Previous assessed
$263,570
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$39,125
Assessed improvement
$224,445
Applied tax rate
7.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1930
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
CENTRAL
Stories
1
Bathrooms
5
Total area
3,117 SF
Lot
0.18 ac (7,840 SF)
Zoning code
CO
APN
061-031-037-000
UPID
US09-3781927
Jurisdiction
STANISLAUS
Zoning & alternative use
CO · Turlock, CAZoning CO · permitted uses
CO · Turlock, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1930
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Bathrooms
5
Lot
0.18 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CO
Jurisdiction
Turlock, CA
Recorded code
CO
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CO in Turlock, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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