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Property profile & analytics
FOR SALE
Super regional malls
1320 Standiford Ave Modesto, CA 95350
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2313303
For Sale
1 / 9
$175,000
1320 Standiford Ave, Modesto, CA 95350
View Listing →
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1987
Construction
TILT-UP CONCRETE
Total area
24,236 SF
Lot
2.65 ac (115,434 SF)
APN
054-002-068-000
UPID
US09-2313303
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
-
Kurlands Discount Waterbeds Furniture & Home Goods
-
Kaiser Permanente Standiford Avenue Medical Offices Medical Clinic
-
MoneyGram Bank Credit Union
-
Fresh 365 Produce Factory Industrial Manufacturer
-
Christian Md Ochonma Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.40M
CAP Approach
CAP
$6.34M
Comparable Approach
Comparable
$6.17M
Blend (final)
Blend
$9.40M
Owner & transaction history
Kshetra LLC · 2 yrs held
Kshetra LLC
since 2024
Last sale
$9.4M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.6M
+91.8%
Auto repair, garage
$9.8M
+76.3%
Medical building
$7.9M
+42.5%
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
$9,400,000
ML approach
$9,400,000
CAP Approach
CAP Return
Estimation
6%
$6,870,000
6.5%
$6,340,000
7%
$5,890,000
Alternative Use
Use
Estimation
RESTAURANT
$10,630,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,770,000
Change: +76% · Conversion: Difficult
MEDICAL BUILDING
$7,895,000
Change: +42% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,430,000
Change: +34% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,090,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,845,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$9.40M
Range $8.46M – $10.34M · ±10% · vs last sale $9.40M (Feb 13 2024)
Last sale anchor
$9.40M
Feb 13 2024
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
$388 / 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
$42,663
Tax year 2024
Assessed value
$3,854,453
Assessed 2024
Previous assessed
$3,854,453
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$648,507
Assessed improvement
$3,205,946
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Sale
Year built
1987
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
10
Total area
24,236 SF
Lot
2.65 ac (115,434 SF)
APN
054-002-068-000
UPID
US09-2313303
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
RESTAURANT
Est. value
$10.6M
AUTO REPAIR, GARAGE
Est. value
$9.8M
MEDICAL BUILDING
Est. value
$7.9M
COMMERCIAL (GENERAL)
Est. value
$7.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.1M
INDUSTRIAL (GENERAL)
Est. value
$5.8M
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1987
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
10
Lot
2.65 ac
Current owner
From public records · entity-resolved
Kshetra LLC
Entity
Free & Clear · 2 yrs held
Mailing address
3504 ROSINCRESS DR, SAN RAMON, CA 94582-5077
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 13, 2024
$9,400,000
Kshetra LLC
Tully Manor Investments LLC
Grant Deed
—
Jul 12, 2011
—
Tully Manor Investments LLC
Mdsft LLC
Grant Deed
related
—
Dec 1, 2010
—
Mdsft LLC
Stone Max D Family Trust
Grant Deed
related
—
Feb 28, 1997
—
Stone Trust
American Investment Co
Grant Deed
related
—
Feb 15, 1996
—
American Investment Co
Tully Manor Investment Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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