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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Apartment buildings
1205 Roseburg Ave Modesto, CA 95350-4993
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3155423
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1979
Construction
WOOD
Total area
2,324 SF
Lot
0.6 ac (26,136 SF)
APN
118-018-023-000
UPID
US10-3155423
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
by Request
Comparable Approach
Comparable
$1.02M
Blend (final)
Blend
$1.03M
Owner & transaction history
1205 W Roseburg Avenue LLC · 5 yrs held
1205 W Roseburg Avenue LLC
since 2020
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$935,000
+37.8%
Medical building
$755,000
+11.4%
Commercial (general)
$715,000
+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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$680,000
Current use
AUTO REPAIR, GARAGE
$935,000
Change: +38% · Conversion: Difficult
MEDICAL BUILDING
$755,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$715,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±10% · vs last sale $1.09M (Oct 23 2020)
Last sale anchor
$1.09M
Oct 23 2020
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
$443 / 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
$13,119
Tax year 2024
Assessed value
$1,151,410
Assessed 2024
Previous assessed
$1,151,410
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$153,875
Assessed improvement
$997,535
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
1979
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
5
Stories
1
Units
8
Bathrooms
1
Total area
2,324 SF
Lot
0.6 ac (26,136 SF)
APN
118-018-023-000
UPID
US10-3155423
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
$680,000
AUTO REPAIR, GARAGE
Est. value
$935,000
MEDICAL BUILDING
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$715,000
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1979
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
5
Units
8
Bathrooms
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
1205 W Roseburg Avenue LLC
Entity
Free & Clear · 5 yrs held
Mailing address
1012 11TH ST, MODESTO, CA 95354-0842
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Oct 23, 2020
$1,085,000
1205 W Roseburg Avenue LLC
Hirsch Madison Trust
Grant Deed
—
Oct 23, 2020
—
W Roseburg Avenue LLC
—
Deed
related
$759,500 · Bank Of Stockton
Oct 31, 2017
—
Mark L Hirsch
—
Deed
related
$6,500,000 · Fremont Bank
Jul 25, 2016
$865,000
Mark L Hirsch
Farnsworth Richerson
Grant Deed
$575,000 · Fremont Bank
Mar 16, 2011
—
Amzil 2011 Trust
Amzil,simo
Quit Claim Deed
related
—
Jun 23, 2004
—
Richerson Farnsworth
Farnsworth,michelle S
Quit Claim Deed
related
—
Jun 23, 2004
$567,500
Richerson Farnsworth
Brehmer,tr
Grant Deed
$465,126 · Brehmer Trust
Apr 22, 1996
—
Brehmer Trust
Brehmer,richard F & Sandra J
Quit Claim Deed
related
—
—
—
Richard F Brehmer
—
Deed Of Trust
related
$150,000 · World Savings & Loan
—
—
W Roseburg Avenue LLC
—
Deed Of Trust
related
$759,500 · 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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