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Property profile & analytics
OFF-MARKET
Estimated value
$3,265,000
Manufacturing properties
136 Flamingo Dr Modesto, CA 95358-6123
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2430134
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1972
Construction
STEEL FRAME
Total area
26,450 SF
Lot
2.48 ac (108,028 SF)
APN
086-012-034-000
UPID
US09-2430134
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
-
Randik Paper, a Division of Imperial Dade Big Box & Wholesale Store Building Supply
-
Laureen & Jack Inc. Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.88M
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$3.27M
Owner & transaction history
Seagulls Landing LLC
Seagulls Landing LLC
since 2026
Last sale
$3.2M
6 recorded transactions
Zoning & alternative use
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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,200,000
6.5%
$3,875,000
7%
$3,600,000
Blend value · Realmo final
$3.27M
Range $2.94M – $3.59M · ±10% · vs last sale $3.15M (Feb 26 2026)
Last sale anchor
$3.15M
Feb 26 2026
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
$123 / 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
$12,959
Tax year 2024
Assessed value
$1,078,551
Assessed 2024
Previous assessed
$1,078,551
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$228,502
Assessed improvement
$850,049
Applied tax rate
54.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1972
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
2
Total area
26,450 SF
Lot
2.48 ac (108,028 SF)
APN
086-012-034-000
UPID
US09-2430134
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
Building & site characteristics
From public records
Year built
1972
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
2
Lot
2.48 ac
Current owner
From public records · entity-resolved
Seagulls Landing LLC
Entity
Mailing address
915 BRADY AVE, MODESTO, CA 95350-5201
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2026
$3,150,000
Seagulls Landing LLC
Jkmillermiller LLC
Grant Deed
$2,205,000 · Jkmillermiller LLC
Aug 4, 2021
—
Jkmillermiller LLC
Jeffrey Miller
Intrafamily Transfer
related
—
Dec 5, 2018
—
Miller 2004 Family Trust
Miller 2003 Family Trust
Quit Claim Deed
related
—
Jun 30, 2011
$1,500,000
Miller Family 2003 Trust
Miller 1997 Trust
Grant Deed
related
$1,450,000 · Mccormick 1997 Trust
Jan 6, 2009
—
Mccormick 1997 Trust
Mccormick,james P & Jane M
Quit Claim Deed
related
—
Oct 7, 1997
—
Miller Trust
Miller,francis J & Vicki K
Quit Claim 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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