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Property profile & analytics
OFF-MARKET
Estimated value
$6,650,000
Office Spaces
1012 11th St Modesto, CA 95354-0842
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US09-0319928
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1920
Construction
TILT-UP CONCRETE
Total area
34,938 SF
Lot
0.21 ac (9,147 SF)
APN
105-027-014-000
UPID
US09-0319928
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
-
Rien, Adams & Cox, LLP Law Firm
-
American System Controls and Integration Inc General Contractor
-
Woodruff Sawyer Insurance Agency
-
FCM Advertising Agency Marketing & Advertising
-
Pacific Center Business Service Center Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.50M
Comparable Approach
Comparable
$6.53M
Blend (final)
Blend
$6.65M
Owner & transaction history
Reed Properties LLC · 20 yrs held
Reed Properties LLC
since 2005
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$10.2M
+11.9%
Restaurant
$10.2M
+11.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,125,000
6.5%
$7,500,000
7%
$6,965,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,135,000
Current use
APARTMENT HOUSE (5+ UNITS)
$10,220,000
Change: +12% · Conversion: Moderate
RESTAURANT
$10,205,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,990,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$6.65M
Range $5.99M – $7.32M · ±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
$190 / 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
$38,048
Tax year 2024
Assessed value
$3,058,500
Assessed 2024
Previous assessed
$3,058,500
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$130,000
Assessed improvement
$2,928,500
Applied tax rate
2.0000
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
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
5
Units
4
Total area
34,938 SF
Lot
0.21 ac (9,147 SF)
APN
105-027-014-000
UPID
US09-0319928
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
$9.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.2M
RESTAURANT
Est. value
$10.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.0M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
1920
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
5
Units
4
Lot
0.21 ac
Current owner
From public records · entity-resolved
Reed Properties LLC
Entity
Mailing address
1012 11TH ST STE #1000, MODESTO, CA 95354-0846
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2005
—
Reed Properties LLC
Reed,gregory B & Kristen S
Quit Claim Deed
$2,600,000 · Tri Counties Bank
Aug 30, 2002
$2,900,000
Gregory B Reed
Hawn,bradley L & Nancy L
Grant Deed
$2,010,000 · Us Bank NA
Oct 19, 2001
$300,000
Bradley L Hawn
Johnson,rodney R
Grant Deed
—
—
—
Reed Properties LLC
—
Deed Of Trust
related
$700,000 · Tri Counties Bank
—
—
Rodney R Johnson
—
Deed Of Trust
related
$2,065,000 · Modesto Banking Co
—
—
Reed Properties LLC
—
Deed Of Trust
related
$1,700,000 · Tri Counties 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.
Try Rey
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