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Property profile & analytics
OFF-MARKET
Estimated value
$3,985,000
Medical Office Space
1501 Oakdale Rd Modesto, CA 95355-3381
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1871287
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1992
Construction
STEEL FRAME
Total area
13,920 SF
Lot
0.67 ac (29,185 SF)
APN
032-061-002-000
UPID
US09-1871287
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
-
Stanislaus Surgical Physical Physician
-
Jeffrey L. Brayshaw, PA Physician
-
Rajaratnam Md Skantharaja Physician
-
Memorial Hospital Modesto, Ca. Physician
-
Stephen L. Noble, M.D. Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.48M
CAP Approach
CAP
$3.41M
Comparable Approach
Comparable
$2.44M
Blend (final)
Blend
$3.99M
Owner & transaction history
Blue Water LLC · 1 yrs held
Blue Water LLC
since 2025
Last sale
$5.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.1M
+34.7%
Commercial (general)
$5.9M
+30.9%
Auto repair, garage
$5.6M
+23.8%
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
$3,475,000
ML approach
$3,480,000
CAP Approach
CAP Return
Estimation
6%
$3,690,000
6.5%
$3,405,000
7%
$3,160,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$4,535,000
Current use
RESTAURANT
$6,105,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,935,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,610,000
Change: +24% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,070,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$3.99M
Range $3.59M – $4.38M · ±10% · vs last sale $5.55M (May 30 2025)
Last sale anchor
$5.55M
May 30 2025
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
$286 / 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
$47,968
Tax year 2024
Assessed value
$4,209,964
Assessed 2024
Previous assessed
$4,209,964
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$466,508
Assessed improvement
$3,743,456
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1992
Construction
STEEL FRAME
Heating
NONE
Stories
3
Units
1
Total area
13,920 SF
Lot
0.67 ac (29,185 SF)
APN
032-061-002-000
UPID
US09-1871287
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
MEDICAL BUILDING Current
Est. value
$4.5M
RESTAURANT
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$5.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.1M
MEDICAL BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1992
Construction
STEEL FRAME
Heating
NONE
Stories
3
Units
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Blue Water LLC
Entity
Mailing address
1421 OAKDALE RD, MODESTO, CA 95355-3356
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 30, 2025
$5,550,000
Blue Water LLC
Broadstone Ssh California LLC
Grant Deed
—
Jul 25, 2016
$26,700,000
Broadstone Ssh California LLC
Trumedical Ssh Real Estate LLC
Grant Deed
—
Apr 30, 2009
—
Trumedical Ssh Real Estate LLC
Beebe Family Trust
Grant Deed
—
Jan 7, 2000
—
Stanislaus Surgery Properties
—
Deed Of Trust
related
$9,537,000 · Union Safe Deposit Bank
Aug 13, 1998
—
Stanislaus Surgery Properties
Stanislaus Surgery Center
Quit Claim Deed
related
$2,000,000 · Union Safe Deposit Bank
Jan 21, 1998
—
Stanislaus Surgery Center
Stanislaus Surgery Center
Quit Claim Deed
related
—
Oct 9, 1991
—
Oakdale Medical
—
Grant Deed
related
$1,524,000 · Union Safe Deposit Bank
—
—
Stanislaus Surgery Center
—
Deed Of Trust
related
$1,217,379 · Modesto Banking Co
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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