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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Office Spaces
1350 Lone Palm Ave Modesto, CA 95351-1588
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4883119
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1955
Construction
WOOD
Total area
2,760 SF
Lot
0.18 ac (7,840 SF)
APN
029-010-082-000
UPID
US09-4883119
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
$595k
CAP Approach
CAP
$590k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$585k
Owner & transaction history
Wave Studio LLC · 4 yrs held
Wave Studio LLC
since 2021
Last sale
$445,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$900,000
+24.5%
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 Modesto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Modesto 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
$570,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
$640,000
6.5%
$590,000
7%
$550,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$720,000
Current use
MEDICAL BUILDING
$900,000
Change: +25% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$630,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $445k (Dec 9 2021)
Last sale anchor
$445k
Dec 9 2021
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
$212 / 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
$5,384
Tax year 2024
Assessed value
$462,978
Assessed 2024
Previous assessed
$462,978
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$124,848
Assessed improvement
$338,130
Applied tax rate
80.0000
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
1955
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
2,760 SF
Lot
0.18 ac (7,840 SF)
APN
029-010-082-000
UPID
US09-4883119
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
$720,000
MEDICAL BUILDING
Est. value
$900,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$630,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1955
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Wave Studio LLC
Entity
Mailing address
12400 TRINITY RIV DR, BAKERSFIELD, CA 93312-5729
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2021
$445,000
Wave Studio LLC
Raghbir Singh Brar
Grant Deed
$245,000 · Raghbir Singh Brar Trust
Jul 12, 2011
—
Brar Raghbir S Trust
Brar,raghbir S
Quit Claim Deed
related
—
Jan 4, 2008
$360,000
Raghbir Singh Brar
Excel Pest Control
Grant Deed
$252,000 · Wells Fargo Bank NA
Dec 31, 2007
—
Excel Pest Control
Garcia Real Estate Holding INC
Deed In Lieu Of Foreclosure
related
—
Oct 14, 2005
$425,000
Garcia Real Estate Holding INC
Excel Pest Control
Grant Deed
$400,015 · Excel Pest Control
Apr 16, 1999
$137,000
Excel Pest Control
Shanahan,daniel
Grant Deed
$125,000 · Seller
Jan 30, 1998
$270,000
Mirzaian,madlen A
Shanahan,daniel
Trustees Deed
$244,075 · Seller
Jan 30, 1998
—
Daniel Shanahan
Shanahan,daniel
Quit Claim Deed
related
—
Mar 27, 1996
$650,000
Daniel Shanahan
Curacare INC
Grant Deed
—
Apr 8, 1993
—
Curacare INC
—
Deed Of Trust
related
—
—
—
Excel Pest Control INC
—
Deed Of Trust
related
$192,500 · County Bank
—
—
Excel Pest Control INC
—
Deed Of Trust
related
$100,000 · County Bank
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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