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Property profile & analytics
OFF-MARKET
Estimated value
$11,290,000
Office Spaces
1020 10th St Modesto, CA 95354-0850
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US10-3104902
Property summary
AI-generated overview
This exceptional Class A office suite, located at 1020 Tenth Street, Suite 315, Modesto, CA 95354, offers 3,782 rentable square feet of immediately available space. Situated in a three-story building constructed in 2000, this executive office/coworking space boasts a desirable location in Modesto's vibrant downtown commercial district, conveniently near K Street. The suite features five built-out offices, a dedicated conference room, a comfortable break room, and a welcoming lobby area. Enjoy the added benefit of a private balcony overlooking Tenth Street. The building offers convenient access via elevators and ample parking is available in an adjacent public garage. The total building size is 33,040 square feet, with a maximum contiguous space of 3,126 square feet currently vacant. The property is zoned for commercial downtown use and is ideal for businesses seeking a prestigious and functional workspace. The suite is fully furnished, making it a truly move-in ready opportunity. Don't miss this chance to secure this exceptional office space in a thriving downtown location.
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2001
Construction
STEEL FRAME
Total area
35,904 SF
Lot
0.31 ac (13,503 SF)
APN
105-037-031-000
UPID
US10-3104902
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
-
The AG Group - Morgan Stanley Financial Advisor
-
The Cook and Robles Group - Morgan Stanley Financial Advisor
-
John Bellizzi - Morgan Stanley Financial Advisor
-
The Masudi Group - Morgan Stanley Financial Advisor
-
Gabriel Vasquez - Morgan Stanley Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.71M
Comparable Approach
Comparable
$13.39M
Blend (final)
Blend
$11.29M
Owner & transaction history
1020 Tenth LLC · 18 yrs held
1020 Tenth LLC
since 2007
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$14.8M
+57.6%
Medical building
$11.7M
+24.6%
Apartment house (5+ units)
$10.5M
+11.9%
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%
$8,350,000
6.5%
$7,705,000
7%
$7,155,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,390,000
Current use
AUTO REPAIR, GARAGE
$14,795,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$11,695,000
Change: +25% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$10,500,000
Change: +12% · Conversion: Moderate
RESTAURANT
$10,490,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,210,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$11.29M
Range $10.16M – $12.42M · ±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
$314 / 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
$89,377
Tax year 2024
Assessed value
$7,400,000
Assessed 2024
Previous assessed
$7,400,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,480,000
Assessed improvement
$5,920,000
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
2001
Construction
STEEL FRAME
Heating
NONE
Total area
35,904 SF
Lot
0.31 ac (13,503 SF)
APN
105-037-031-000
UPID
US10-3104902
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
$9.4M
AUTO REPAIR, GARAGE
Est. value
$14.8M
MEDICAL BUILDING
Est. value
$11.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.5M
RESTAURANT
Est. value
$10.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.2M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2001
Construction
STEEL FRAME
Heating
NONE
Lot
0.31 ac
Current owner
From public records · entity-resolved
1020 Tenth LLC
Entity
Mailing address
PO BOX 3324, MODESTO, CA 95353-3324
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
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
Dec 28, 2007
—
1020 Tenth LLC
4701 Stoddard LLC
Quit Claim Deed
related
—
Jan 5, 2006
—
Schuler 1994 Trust
1020 Tenth LLC
Grant Deed
—
Jan 5, 2006
$825,000
Beebe Family
Schuler 1994 Trust
Grant Deed
—
—
—
1020 Tenth LLC
—
Deed Of Trust
related
$3,008,323 · Bank Of Stockton
—
—
1020 Tenth LLC
—
Deed Of Trust
related
$1,907,000 · Modesto Commerce Bank
—
—
1020 Tenth LLC
—
Deed Of Trust
related
$350,000 · Modesto Commerce 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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