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Property profile & analytics
OFF-MARKET
Estimated value
$1,340,000
Auto shops
1212 Joyce Ave Modesto, CA 95351-4606
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-2935973
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
2023
Construction
WOOD
Total area
5,300 SF
Lot
1.09 ac (47,480 SF)
Zoning code
COU C-1
APN
038-044-017-000
UPID
US10-2935973
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
-
Tesla Supercharger Electric Vehicle Charging Station
-
Coin Time Bitcoin ATM Currency Exchange Service Investment Service
-
Circle K and 76 Gas Gas Station
-
Jamba Juice Specialty Food Shop (Bike/Boat/Book/etc) Store
-
Pizza Hut Express Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$970k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$1.34M
Owner & transaction history
Stan Boyett & Son INC · 4 yrs held
Stan Boyett & Son INC
since 2022
7 recorded transactions
Zoning & alternative use
COU C-1 · Modesto, CA
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
by Request
ML approach
$970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,135,000
Current use
MEDICAL BUILDING
$1,725,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.34M
Range $1.21M – $1.47M · ±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
$253 / 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
$65,656
Tax year 2024
Assessed value
$5,754,623
Assessed 2024
Previous assessed
$5,754,623
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$766,623
Assessed improvement
$4,988,000
Applied tax rate
80.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
2023
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
5,300 SF
Lot
1.09 ac (47,480 SF)
Zoning code
COU C-1
APN
038-044-017-000
UPID
US10-2935973
Jurisdiction
STANISLAUS
Zoning & alternative use
COU C-1 · Modesto, CA
Zoning COU C-1 · permitted uses
COU C-1 · Modesto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Modesto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE Current
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
2023
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
1.09 ac
Current owner
From public records · entity-resolved
Stan Boyett & Son INC
Entity
Free & Clear · 4 yrs held
Mailing address
3989 STRAFFORD CT, DUBLIN, CA 94568-7842
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2022
—
Stan Boyett & Son INC
D&g Group LLC
Agreement Of Sale
—
Feb 28, 2022
—
D&g Group LLC
D&g Group LLC
Correction Deed
related
$3,700,000 · Five Star Bank
Jul 30, 2020
—
D & G Group LLC
—
Deed Of Trust
related
$700,000 · California Fuel Supply INC
Jun 22, 2020
—
D & G Group LLC
—
Deed Of Trust
related
$500,000 · California Fuel Supply INC
Mar 18, 2020
—
D & G Group LLC
Harman Grewal
Grant Deed
—
Sep 26, 2019
$715,000
Harman Grewal
Golden Road Investment LLC
Grant Deed
—
Sep 26, 2019
—
Harman Grewal
Grewal,anureet K
Quit Claim Deed
related
—
May 25, 2018
$585,000
Golden Road Investment LLC
Yusuf,yusuf
Grant Deed
—
May 25, 2018
—
Yusuf Yusuf
Khaleq,shahrazan
Quit Claim Deed
—
Oct 21, 2009
—
Hekmat Yusuf
Owner Name Unavailable
Grant Deed
related
—
Jan 15, 2003
$370,000
H Yusuf
Telles,tr
Grant Deed
—
Sep 21, 2000
$35,000
Telles Trust
Tosco Corp
Grant Deed
—
Apr 8, 1997
—
Tosco Corp
Union Oil Co Of California
Grant Deed
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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