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Property profile & analytics
OFF-MARKET
Estimated value
$5,070,000
Warehouses
1305 10th St Modesto, CA 95354-0722
Individually Owned
Absentee Owner
Free & Clear
Property ID
US09-0370937
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1917
Construction
TILT-UP CONCRETE
Total area
34,320 SF
Lot
0.32 ac (13,939 SF)
APN
105-045-002-000
UPID
US09-0370937
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
-
Downtown Self Storage Storage Facility
-
Storage Star Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.44M
CAP Approach
CAP
$5.63M
Comparable Approach
Comparable
$5.28M
Blend (final)
Blend
$5.07M
Owner & transaction history
The Stephen V Davies Family 1989 Tr
The Stephen V Davies Family 1989 Tr
since 2026
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$7.9M
+100.5%
Industrial (general)
$6.9M
+76.2%
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
$4,930,000
ML approach
$4,435,000
CAP Approach
CAP Return
Estimation
6%
$6,095,000
6.5%
$5,630,000
7%
$5,225,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,915,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$7,850,000
Change: +101% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,895,000
Change: +76% · Conversion: Easy
Blend value · Realmo final
$5.07M
Range $4.56M – $5.58M · ±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
$148 / 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
$44,999
Tax year 2024
Assessed value
$3,949,370
Assessed 2024
Previous assessed
$3,949,370
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$239,292
Assessed improvement
$3,710,078
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1917
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
3
Total area
34,320 SF
Lot
0.32 ac (13,939 SF)
APN
105-045-002-000
UPID
US09-0370937
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
WAREHOUSE, STORAGE Current
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.9M
INDUSTRIAL (GENERAL)
Est. value
$6.9M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (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
1917
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
3
Units
3
Lot
0.32 ac
Current owner
From public records · entity-resolved
The Stephen V Davies Family 1989 Tr
Individual
Free & Clear · 0 yrs held
Mailing address
3600 AMERICAN RIV DR STE #215, SACRAMENTO, CA 95864-5950
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
38 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2026
—
The Stephen V Davies Family 1989 Tr
Modesto Star Holdings I LLC
Grant Deed
—
Jun 3, 2022
$3,750,000
Modesto Star Holdings I LLC
Dpm Modesto Self Storage LLC
Grant Deed
$1,200,000 · Five Star Bank
Nov 13, 2015
$1,000,000
Dpm Modesto Self Storage LLC
1305 10th Street LLC
Grant Deed
$2,050,000 · Owens Realty Mortgage INC
May 14, 2014
$825,000
1305 10th Street LLC
Westamerica Bank
Grant Deed
$536,250 · Home Savings Bank
Aug 26, 2013
$740,000
Westamerica Bk
Fidelity Natl Title Co
Trustees Deed
related
—
May 9, 2008
$156,000
Aura Investments LLC
Modesto Self Storage LLC
Grant Deed
—
Jul 19, 2001
—
Modesto Self-storage Investors
—
Trustees Deed
related
$975,000 · County Bank
Jun 27, 2001
—
Modesto Self Storage LLC
Payne,donald H & Phoebe J
Grant Deed
related
—
Jun 12, 2001
$150,000
Modesto Self Storage Inv LLC
Lea Trust
Grant Deed
—
Jun 12, 2001
—
Donald H Payne
Modesto Self LLC
Grant Deed
$300,000 · County Bank
Jan 30, 2001
—
Lea Trust
Lea,ugo P & Sally
Quit Claim Deed
related
—
Oct 9, 2000
$570,000
Modesto Self Storage Investors
Willey,raymond E & Tamara A
Grant Deed
—
Jul 18, 1997
$463,500
Willey,raymond
Smisth,armour C & Bonnie D
Trustees Deed
$380,000 · Seller
Jul 18, 1997
—
Raymond Willey
Willey,tamara
Quit Claim Deed
related
—
—
—
Raymond Willey
—
Deed Of Trust
related
$20,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$31,514 · Little Trust
—
—
Raymond Willey
—
Deed Of Trust
related
$35,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$50,000 · Bonne Trust
—
—
Raymond Willey
—
Deed Of Trust
related
$50,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$100,000 · Pipes Trust
—
—
Raymond E Willey
—
Deed Of Trust
related
$15,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$20,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$87,250 · Pipes Trust
—
—
Raymond E Willey
—
Deed Of Trust
related
$30,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$25,500 · Myers Trust
—
—
Raymond Willey
—
Deed Of Trust
related
$40,000 · Individual
—
—
Modesto Self Storage LLC
—
Deed Of Trust
related
$975,000 · County Bank
—
—
Raymond E Willey
—
Deed Of Trust
related
$25,500 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$25,000 · Individual
—
—
Raymond E Willey
—
Deed Of Trust
related
$30,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$50,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$39,000 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$31,000 · James Little Ttee
—
—
Armour C Smith
—
Deed Of Trust
related
$81,300 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$25,000 · Myers Trust
—
—
Modesto Self Storage Invtrs Ll
—
Deed Of Trust
related
$600,000 · Lenay Milford
—
—
Raymond Willey
—
Deed Of Trust
related
$85,874 · Individual
—
—
Raymond Willey
—
Deed Of Trust
related
$60,000 · Individual
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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