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Property profile & analytics
OFF-MARKET
Estimated value
$10,805,000
Commercial real estate
8901 Lander Ave Hilmar, CA 95324-8355
Individually Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2068969
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2013
Construction
TILT-UP CONCRETE
Total area
53,903 SF
Lot
33.89 ac (1,476,248 SF)
APN
015-010-003-000
UPID
US09-2068969
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
-
Hilmar Ingredients Big Box & Wholesale Store Food Market
-
Hilmar Headquarters and Innovation Center (not Visitor Center) Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.70M
Blend (final)
Blend
$10.81M
Owner & transaction history
State Of California · 20 yrs held
State Of California
since 2006
7 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 Hilmar submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hilmar 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,930,000
Current use
INDUSTRIAL (GENERAL)
$11,800,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$10.81M
Range $9.72M – $11.89M · ±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
$200 / 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
$214,344
Tax year 2024
Assessed value
$19,737,536
Assessed 2024
Previous assessed
$19,737,536
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,079,268
Assessed improvement
$18,658,268
Applied tax rate
75.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2013
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
53,903 SF
Lot
33.89 ac (1,476,248 SF)
APN
015-010-003-000
UPID
US09-2068969
Jurisdiction
MERCED
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
$12.9M
INDUSTRIAL (GENERAL)
Est. value
$11.8M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
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
2013
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
33.89 ac
Current owner
From public records · entity-resolved
State Of California
Individual
Free & Clear · 20 yrs held
Mailing address
9001 LANDER AVE, HILMAR, CA 95324-8320
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2006
—
State Of California
Hilmar Cheese Co INC
Quit Claim Deed
—
Dec 31, 1996
—
Hcc Properties Ltd
Hcc Properties
Quit Claim Deed
related
—
Dec 17, 1996
—
Merced County
Hcc Properties
Grant Deed
related
—
Aug 10, 1995
—
Hcc Properties
—
Deed Of Trust
related
$22,000,000 · Sanwa Bank California
Dec 11, 1989
$600,000
Manhattan Financ
Nick,charles A
Trustees Deed
—
—
—
Hcc Properties
—
Deed Of Trust
related
$4,000,000 · Sanwa Bank California
—
—
Hcc Properties
—
Deed Of Trust
related
$400,000 · Sanwa Bank California
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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