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Property profile & analytics
OFF-MARKET
Estimated value
$4,845,000
Office Spaces
1125 I St Modesto, CA 95354-2389
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-2008899
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1933
Construction
STEEL FRAME
Total area
23,770 SF
Lot
0.64 ac (27,878 SF)
APN
105-026-002-000
UPID
US10-2008899
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
-
Professional Coaching and Development Institute High School Vocational School
-
Julian Betty L Law Firm
-
Matthew K. Hawkins Law Firm
-
Vocational Coaching & Development Institute, Inc. Charitable Organization Social Service Agency
-
McCormick Barstow LLP Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.10M
Comparable Approach
Comparable
$4.95M
Blend (final)
Blend
$4.85M
Owner & transaction history
Finch Fund LLC · 12 yrs held
Finch Fund LLC
since 2013
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.7M
+24.6%
Apartment house (5+ units)
$7.0M
+11.9%
Restaurant
$6.9M
+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%
$5,525,000
6.5%
$5,100,000
7%
$4,735,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,215,000
Current use
MEDICAL BUILDING
$7,745,000
Change: +25% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$6,950,000
Change: +12% · Conversion: Moderate
RESTAURANT
$6,945,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,435,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$4.85M
Range $4.36M – $5.33M · ±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
$30,150
Tax year 2024
Assessed value
$2,318,060
Assessed 2024
Previous assessed
$2,318,060
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$521,588
Assessed improvement
$1,796,472
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
1933
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Total area
23,770 SF
Lot
0.64 ac (27,878 SF)
APN
105-026-002-000
UPID
US10-2008899
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
$6.2M
MEDICAL BUILDING
Est. value
$7.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.0M
RESTAURANT
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.4M
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
1933
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Lot
0.64 ac
Current owner
From public records · entity-resolved
Finch Fund LLC
Entity
Free & Clear · 12 yrs held
Mailing address
1207 13TH ST STE #1, MODESTO, CA 95354-0934
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 7, 2021
—
Finch Fund LLC
—
Deed
related
$178,000 · Citizens Business Bank
Sep 29, 2016
—
Finch Fund LLC
—
Deed
related
$2,000,000 · Bank Of Stockton
Nov 15, 2013
$1,020,000
Finch Fund LLC
United States Of America
Quit Claim Deed
related
—
—
—
Finch Fund LLC
—
Deed Of Trust
related
$2,000,000 · 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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