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Property profile & analytics
OFF-MARKET
Estimated value
$4,245,000
Sports & entertainment properties
1021 10th St Modesto, CA 95354-0848
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1915844
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1999
Construction
TILT-UP CONCRETE
Total area
85,968 SF
Lot
2.26 ac (98,445 SF)
APN
105-042-016-000
UPID
US09-1915844
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
-
T-Cups Cafe Restaurant
-
Brenden Theatres Modesto 18 & JBX Cinema Theater & Performing Art Venue
-
Jamba Specialty Food Shop (Bike/Boat/Book/etc) Store
-
George Bakus Salon Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.25M
Owner & transaction history
Wbl&cc LLC · 6 yrs held
Wbl&cc LLC
since 2019
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 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$5,800,000
Current use
Blend value · Realmo final
$4.25M
Range $3.82M – $4.67M · ±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
$49 / 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
$193,802
Tax year 2024
Assessed value
$15,500,000
Assessed 2024
Previous assessed
$15,500,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,965,000
Assessed improvement
$13,535,000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
1
Total area
85,968 SF
Lot
2.26 ac (98,445 SF)
APN
105-042-016-000
UPID
US09-1915844
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$5.8M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
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
1999
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
1
Lot
2.26 ac
Current owner
From public records · entity-resolved
Wbl&cc LLC
Entity
Mailing address
3005 DOUGLAS BLVD STE #200, ROSEVILLE, CA 95661-3886
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Sep 27, 2019
$16,550,000
Wbl&cc LLC
Jackson Retail Venture LLC
Grant Deed
$11,585,000 · Quorum Federal Cu
Jul 12, 2016
—
Jackson Retail Venture LLC
—
Deed
related
$38,000 · Northern Tr
Nov 26, 2007
—
Jackson Retail Venture LLC
Vintage Ranch Properties INC
Grant Deed
$38,600,000 · Northern Trust NA
Feb 13, 1998
—
Civic Partners Modesto Orix
Redevelopment Agency Of The
Grant Deed
$13,711,620 · Orix Real Est Equities INC
Sep 12, 1997
—
Redevelopment Agency Modesto
Modesto City (ca)
Quit Claim Deed
related
—
—
—
Vintage Ranch Properties INC
—
Deed Of Trust
related
$6,000,000 · Modesto Commerce Bank
—
—
Jackson Retail Venture LLC
—
Loan Modification
related
$38,000 · Northern Tr
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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