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Property profile & analytics
OFF-MARKET
Estimated value
$1,475,000
Manufacturing properties
1072 Lone Palm Ave Modesto, CA 95351
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2150667
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1977
Construction
STEEL FRAME
Total area
6,988 SF
Lot
1.6 ac (69,696 SF)
APN
029-011-054-000
UPID
US09-2150667
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
$1.77M
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$925k
Blend (final)
Blend
$1.48M
Owner & transaction history
Pcbp Properties INC · 3 yrs held
Pcbp Properties INC
since 2023
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+35.0%
Apartment house (5+ units)
$2.0M
+21.2%
Commercial (general)
$1.8M
+8.5%
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
$1,555,000
ML approach
$1,765,000
CAP Approach
CAP Return
Estimation
6%
$1,110,000
6.5%
$1,025,000
7%
$950,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,685,000
Current use
MEDICAL BUILDING
$2,275,000
Change: +35% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,045,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,830,000
Change: +8% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,600,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.48M
Range $1.33M – $1.62M · ±10% · vs last sale $1.52M (Jan 12 2023)
Last sale anchor
$1.52M
Jan 12 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
$211 / 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
$15,022
Tax year 2024
Assessed value
$1,266,840
Assessed 2024
Previous assessed
$1,266,840
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$354,960
Assessed improvement
$911,880
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1977
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Total area
6,988 SF
Lot
1.6 ac (69,696 SF)
APN
029-011-054-000
UPID
US09-2150667
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1977
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Buildings
2
Lot
1.6 ac
Current owner
From public records · entity-resolved
Pcbp Properties INC
Entity
Mailing address
10600 WHITE ROCK RD STE #100, RANCHO CORDOVA, CA 95670-6294
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2023
$1,516,000
Pcbp Properties INC
Whal Properties LP
Grant Deed
—
Mar 30, 2004
—
Properties LP Whal
Pcbp Properties INC
Grant Deed
related
—
Apr 1, 2003
—
Pcbp Properties INC
Pacific Coast Building Product
Grant Deed
related
—
—
—
Properties LP Whal
—
Loan Modification
related
$35,000,000 · Bank Of The West
—
—
Properties LP Whal
—
Deed Of Trust
related
$35,000,000 · Bank Of The West
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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