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Property profile & analytics
OFF-MARKET
Estimated value
$12,750,000
Apartment buildings
1100 Sylvan Ave Modesto, CA 95350-1668
Entity Owned
13-yr Hold
Absentee Owner
Property ID
US10-3038823
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD
Total area
51,592 SF
Lot
2.85 ac (124,146 SF)
APN
013-084-008-000
UPID
US10-3038823
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
-
MAPLE RIDGE Apartment Complex Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.56M
Comparable Approach
Comparable
$13.81M
Blend (final)
Blend
$12.75M
Owner & transaction history
Vft Famly Ptshp LP · 13 yrs held
Vft Famly Ptshp LP
since 2013
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$20.8M
+37.8%
Medical building
$16.8M
+11.4%
Commercial (general)
$15.8M
+4.9%
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%
$11,440,000
6.5%
$10,560,000
7%
$9,805,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$15,090,000
Current use
AUTO REPAIR, GARAGE
$20,800,000
Change: +38% · Conversion: Difficult
MEDICAL BUILDING
$16,805,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$15,820,000
Change: +5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$12,445,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$12.75M
Range $11.48M – $14.03M · ±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
$247 / 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
$76,293
Tax year 2024
Assessed value
$6,892,879
Assessed 2024
Previous assessed
$6,892,879
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,221,567
Assessed improvement
$5,671,312
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
4
Stories
2
Bathrooms
36
Total area
51,592 SF
Lot
2.85 ac (124,146 SF)
APN
013-084-008-000
UPID
US10-3038823
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$15.1M
AUTO REPAIR, GARAGE
Est. value
$20.8M
MEDICAL BUILDING
Est. value
$16.8M
COMMERCIAL (GENERAL)
Est. value
$15.8M
INDUSTRIAL (GENERAL)
Est. value
$12.4M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1986
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
4
Bathrooms
36
Lot
2.85 ac
Current owner
From public records · entity-resolved
Vft Famly Ptshp LP
Entity
Mailing address
122 N WASHINGTON AVE STE #1, MANTECA, CA 95336-4880
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Jan 4, 2013
—
Vft Famly Ptshp LP
Ejls Properties LLC
Grant Deed
—
Jun 28, 2007
$6,000,000
Ejls Properties LLC
1100 Sylvan Avenue LLC
Grant Deed
—
Oct 18, 1999
$920,409
1100 Sylvan Avenue LLC
Bloomfield Trust
Grant Deed
related
—
—
—
1100 Sylvan Avenue LLC
—
Deed Of Trust
related
$3,925,000 · American Property Financing
—
—
Bloomfield Trust
—
Deed Of Trust
related
$2,440,000 · American Property Financing
—
—
Vft Properties LP
—
Deed Of Trust
related
$3,280,000 · Bank Of Stockton
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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