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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Apartment buildings
1109 Roselawn Ave Modesto, CA 95351-3859
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4529225
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Construction
WOOD
Total area
3,672 SF
Lot
0.3 ac (13,068 SF)
APN
037-051-012-000
UPID
US09-4529225
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
$665k
CAP Approach
CAP
$750k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$675k
Owner & transaction history
Robert Cruz · 4 yrs held
Robert Cruz
since 2022
Last sale
$665,000
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
$620,000
ML approach
$665,000
CAP Approach
CAP Return
Estimation
6%
$815,000
6.5%
$750,000
7%
$700,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,075,000
Current use
COMMERCIAL (GENERAL)
$960,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$675k
Range $608k – $743k · ±10% · vs last sale $665k (Mar 18 2022)
Last sale anchor
$665k
Mar 18 2022
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
$184 / 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
$7,883
Tax year 2024
Assessed value
$691,866
Assessed 2024
Previous assessed
$691,866
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$176,868
Assessed improvement
$514,998
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
1977
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
4
Bathrooms
4
Total area
3,672 SF
Lot
0.3 ac (13,068 SF)
APN
037-051-012-000
UPID
US09-4529225
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
$1.1M
COMMERCIAL (GENERAL)
Est. value
$960,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (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
1977
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
4
Bathrooms
4
Lot
0.3 ac
Current owner
From public records · entity-resolved
Robert Cruz
Individual
Mailing address
3342 KANSAS ST, OAKLAND, CA 94602-3919
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2022
$665,000
Robert Cruz
Balbahadur Singh
Grant Deed
$498,750 · Pennymac Loan Services LLC
Jul 2, 2021
$550,000
Balbahadur Singh
Jakrun S Sodhi
Grant Deed
$412,500 · United Wholesale Mortgage
Jul 2, 2021
—
Balbahadur Singh
Kaur Dhaliwal Veerpal
Intrafamily Transfer
related
—
May 9, 2014
—
Howard & Grace Land Co LLC
Howard & Grace Land Co LLC
Quit Claim Deed
related
—
May 9, 2014
$300,000
Jakrun S Sodhi
Howard & Grace Land Company LLC
Grant Deed
$212,900 · Pinnacle Capital Mortgage Corp
Sep 12, 2012
—
Williamson Family Trust
Howard & Grace Land Co LLC
Grant Deed
—
Aug 10, 2012
—
Howard & Grace Land Co LLC
Murdoch,richard J
Grant Deed
—
Oct 28, 2010
—
Richard J Murdoch
Murdoch,lori A
Quit Claim Deed
related
—
Oct 28, 2010
$100,000
Richard J Murdoch
Bac Hm Lns Svcng LP
Grant Deed
—
May 13, 2010
$115,650
Bac Hm Lns Svcng LP
Recontrust Co NA
Trustees Deed
related
—
Aug 8, 2007
$460,000
Sostenes R Cortes
Reckling,john C & Debra L
Grant Deed
$345,000 · Countrywide Bank
Aug 8, 2007
—
Sostenes R Cortes
Cortes,maria E
Quit Claim Deed
related
—
Sep 21, 1993
$135,000
John C Reckling
Paulsen,pete O &
Grant Deed
$108,000 · Home Savings Of America
—
—
John C Reckling
—
Deed Of Trust
related
$27,300 · Us Small Business Admn
—
—
John C Reckling
—
Deed Of Trust
related
$50,000 · Andrew M Brosnac
—
—
John C Reckling
—
Deed Of Trust
related
$299,000 · Chevy Chase Savings 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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