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Property profile & analytics
OFF-MARKET
Estimated value
$1,200,000
Office Spaces
1115 15th St Modesto, CA 95354-1103
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-1377904
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1911
Construction
WOOD
Total area
2,592 SF
Lot
0.48 ac (20,908 SF)
APN
105-010-015-000
UPID
US09-1377904
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
-
California Beauty College Vocational School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$966k
Blend (final)
Blend
$1.20M
Owner & transaction history
Crh Holdings LLC · 2 yrs held
Crh Holdings LLC
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+57.6%
Medical building
$845,000
+24.6%
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
$1,200,000
ML approach
$1,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,070,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$845,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$1.20M
Range $1.08M – $1.32M · ±10% · vs last sale $1.20M (May 6 2024)
Last sale anchor
$1.20M
May 6 2024
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
$463 / 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
$9,232
Tax year 2024
Assessed value
$615,683
Assessed 2024
Previous assessed
$615,683
+0.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$242,558
Assessed improvement
$373,125
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
1911
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Bathrooms
8
Total area
2,592 SF
Lot
0.48 ac (20,908 SF)
APN
105-010-015-000
UPID
US09-1377904
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
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$845,000
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1911
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
8
Lot
0.48 ac
Current owner
From public records · entity-resolved
Crh Holdings LLC
Entity
Mailing address
1115 15TH ST, MODESTO, CA 95354-1103
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
May 6, 2024
$1,200,000
Crh Holdings LLC
Deanna Lee Mineni
Grant Deed
$1,020,000 · First Bank Of The Lake
Dec 28, 2015
—
Mineni,deanna L Trust
Mineni Properties LP
Quit Claim Deed
related
—
Jun 4, 2009
—
Mineni Deanna L 2007 Trust
Mineni Rose M Trust
Quit Claim Deed
—
Nov 15, 2007
—
Mineni Property Management LLC
Mineni W P 2007 Trust
Quit Claim Deed
—
Oct 4, 2007
$14,000
Mineni Deanna L 2007 Trust
Mineni Rose M Trust
Grant Deed
related
—
Aug 2, 2007
—
Mineni Rose M Trust
Mineni Family Trust
Quit Claim Deed
related
—
Jul 19, 2007
—
Mineni Family Trust
Mineni,william M
Affidavit Of Death
related
—
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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