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Property profile & analytics
FOR SALE
Office Spaces
1116 M St Modesto, CA 95354
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1821331
For Sale
1 / 3
$1,995,000
1116 M St, Modesto, CA 95354
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1960
Construction
TILT-UP CONCRETE
Total area
18,000 SF
Lot
0.63 ac (27,442 SF)
APN
105-029-001-000
UPID
US09-1821331
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
by Request
CAP Approach
CAP
$3.87M
Comparable Approach
Comparable
$3.76M
Blend (final)
Blend
$3.68M
Owner & transaction history
Stan Boyett & Son INC · 1 yrs held
Stan Boyett & Son INC
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.9M
+24.6%
Apartment house (5+ units)
$5.3M
+11.9%
Restaurant
$5.3M
+11.7%
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%
$4,185,000
6.5%
$3,865,000
7%
$3,585,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,705,000
Current use
MEDICAL BUILDING
$5,865,000
Change: +25% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,265,000
Change: +12% · Conversion: Moderate
RESTAURANT
$5,260,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,115,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$3.68M
Range $3.31M – $4.04M · ±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
$204 / 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
$20,053
Tax year 2024
Assessed value
$1,760,000
Assessed 2024
Previous assessed
$1,760,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$384,000
Assessed improvement
$1,376,000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Sale
Year built
1960
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
18,000 SF
Lot
0.63 ac (27,442 SF)
APN
105-029-001-000
UPID
US09-1821331
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
COMMERCIAL (GENERAL) Current
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$5.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
RESTAURANT
Est. value
$5.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.1M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
1960
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.63 ac
Current owner
From public records · entity-resolved
Stan Boyett & Son INC
Entity
Mailing address
601 MCHENRY AVE, MODESTO, CA 95350-5411
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2024
—
Stan Boyett & Son INC
Dale J Boyett
Grant Deed
—
Dec 8, 2023
$1,500,000
Dale Boyett
Mary Ruth Kress
Grant Deed
—
Apr 1, 2022
$1,600,000
Mary Ruth Kress
1116 N Street Building LLC
Grant Deed
—
Feb 17, 2012
$1,600,000
1116 M Street Building LLC
Miller Brothers Ptshp
Grant Deed
—
Oct 21, 1994
—
Miller Brothers Partnership
Miller,mildred E
Quit Claim Deed
related
$867,000 · Bank Of California
Jul 11, 1994
—
Miller Brothers Partnership
Miller Trust
Quit Claim Deed
related
—
—
—
Nubert E Willer
—
Deed Of Trust
related
$850,000 · Bank Of California
—
—
Miller Brothers Ptshp
—
Deed Of Trust
related
$1,430,000 · Standard Insurance Co
—
—
Miller Bros Partnership
—
Deed Of Trust
related
$832,000 · Individual
—
—
Miller Brothers Partnership
—
Deed Of Trust
related
$1,430,000 · Stancorp Mortgage Investors Ll
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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