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Property profile & analytics
OFF-MARKET
Estimated value
$1,415,000
Commercial land
Tully Rd, Hughson, CA 95326
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-5060944
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
24.65 ac (1,073,754 SF)
APN
018-049-032-000
UPID
US09-5060944
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
$1.32M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.42M
Owner & transaction history
Rodolfo Ruvalcaba · 3 yrs held
Rodolfo Ruvalcaba
since 2023
Last sale
$1.4M
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 Hughson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hughson 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
$1,415,000
ML approach
$1,320,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.42M
Range $1.27M – $1.56M · ±10% · vs last sale $1.41M (Mar 10 2023)
Last sale anchor
$1.41M
Mar 10 2023
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
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$6,567
Tax year 2023
Assessed value
$571,477
Assessed 2023
Previous assessed
$571,477
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$499,066
Assessed improvement
$72,411
Applied tax rate
9.0000
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 land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
24.65 ac (1,073,754 SF)
APN
018-049-032-000
UPID
US09-5060944
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
Heating
NONE
Lot
24.65 ac
Current owner
From public records · entity-resolved
Rodolfo Ruvalcaba
Individual
Mailing address
PO BOX 788, HUGHSON, CA 95326-0788
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2023
$1,413,000
Rodolfo Ruvalcaba
Paul Starn
Grant Deed
$918,151 · The John And Donna Starn Living Tru
Mar 10, 2023
$1,017,500
Jimenez Tires & Truck Repair INC
Paul Starn
Grant Deed
$918,151 · The John And Donna Starn Living Tru
Mar 10, 2023
—
Paul Starn
Paul Starn
Intrafamily Transfer
related
$918,151 · The John And Donna Starn Living Trust
Feb 15, 2019
—
Starn,paul Trust
Starn,paul H
Quit Claim Deed
related
—
Sep 29, 2014
—
Starn,c & S Living Trust
Starn,clifford M & Sandra L
Quit Claim Deed
related
—
Jul 12, 2013
—
Starn Living Trust
Starn,charles C
Affidavit Of Death
related
—
Jun 8, 2009
—
Starn Living Trust
Starn,charles C
Quit Claim Deed
related
—
May 9, 2008
—
Starn John & D Living Trust
Starn,john R & Donna J
Quit Claim 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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