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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Office Spaces
631 F St Oakdale, CA 95361-3734
Trust Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0568265
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1960
Construction
WOOD
Total area
2,794 SF
Lot
0.24 ac (10,454 SF)
APN
130-028-008-000
UPID
US09-0568265
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$455k
Comparable Approach
Comparable
$641k
Blend (final)
Blend
$570k
Owner & transaction history
Mineni,deanna L Trust · 10 yrs held
Mineni,deanna L Trust
since 2015
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$785,000
+77.0%
Neighborhood: shopping center
$750,000
+68.6%
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 Oakdale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oakdale 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%
$490,000
6.5%
$455,000
7%
$420,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$445,000
Current use
MEDICAL BUILDING
$785,000
Change: +77% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$750,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$375,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$570k
Range $513k – $627k · ±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
$204 / 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
$5,952
Tax year 2024
Assessed value
$551,272
Assessed 2024
Previous assessed
$551,272
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$145,071
Assessed improvement
$406,201
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,794 SF
Lot
0.24 ac (10,454 SF)
APN
130-028-008-000
UPID
US09-0568265
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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$445,000
MEDICAL BUILDING
Est. value
$785,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$750,000
RETAIL STORES
Est. value
$375,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1960
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Mineni,deanna L Trust
Trust
Free & Clear · 10 yrs held
Mailing address
2118 ASHWOOD DR, ESCALON, CA 95320-9433
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
Dec 28, 2015
—
Mineni,deanna L Trust
Mineni Properties LP
Quit Claim Deed
—
Nov 15, 2007
—
Mineni Property Management LLC
Mineni W P 2007 Trust
Quit Claim Deed
—
Oct 4, 2007
$8,000
Mineni Deanna L 2007 Trust
Mineni Rose M Trust
Grant Deed
related
—
Aug 2, 2007
—
Mineni Rose M Trust
Mineni Family Trust
Quit Claim Deed
related
—
Jul 19, 2007
—
Mineni Family Trust
Mineni,william M
Affidavit Of Death
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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