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Property profile & analytics
OFF-MARKET
Estimated value
$15,260,000
Apartment buildings
1600 Standiford Ave Modesto, CA 95350-0515
Entity Owned
6-yr Hold
Absentee Owner
Property ID
US09-3324752
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Construction
WOOD
Total area
79,650 SF
Lot
4.33 ac (188,614 SF)
Zoning code
PD
APN
054-010-042-000
UPID
US09-3324752
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
-
The Marc @ 1600 Apartment Building Apartment Complex
-
Commonsn Apt Condominium Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.74M
CAP Approach
CAP
$16.31M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.26M
Owner & transaction history
Commons LP · 6 yrs held
Commons LP
since 2020
Last sale
$16.5M
7 recorded transactions
Zoning & alternative use
PD · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$24.4M
+4.9%
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
$11,735,000
CAP Approach
CAP Return
Estimation
6%
$17,665,000
6.5%
$16,305,000
7%
$15,140,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$23,295,000
Current use
COMMERCIAL (GENERAL)
$24,425,000
Change: +5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$19,215,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$15.26M
Range $13.73M – $16.79M · ±10% · vs last sale $16.50M (Feb 11 2020)
Last sale anchor
$16.50M
Feb 11 2020
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
$192 / 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
$201,177
Tax year 2024
Assessed value
$17,736,223
Assessed 2024
Previous assessed
$17,736,223
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,517,165
Assessed improvement
$16,219,058
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
4
Bathrooms
50
Total area
79,650 SF
Lot
4.33 ac (188,614 SF)
Zoning code
PD
APN
054-010-042-000
UPID
US09-3324752
Jurisdiction
STANISLAUS
Zoning & alternative use
PD · Modesto, CA
Zoning PD · permitted uses
PD · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$23.3M
COMMERCIAL (GENERAL)
Est. value
$24.4M
INDUSTRIAL (GENERAL)
Est. value
$19.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1989
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Buildings
4
Bathrooms
50
Lot
4.33 ac
Current owner
From public records · entity-resolved
Commons LP
Entity
Mailing address
2191 MARKET ST STE A, SAN FRANCISCO, CA 94114-4305
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2022
—
Commons LP
—
Deed
related
$22,432,000 · Dwight Capital LLC
Aug 10, 2021
—
Commons LP
—
Deed
related
$21,030,000 · Dbf Spe III Ca2 LLC
Feb 11, 2020
$16,500,000
Commons LP
Leahigh LP
Grant Deed
$14,200,000 · Keybank USA
Jun 19, 2017
—
Leahigh LP
—
Deed
related
$11,040,000 · Capital One Multifamily Fin
Jun 16, 2017
$13,800,000
Leahigh LP
Willows Commons LP
Grant Deed
—
May 12, 2011
—
Willows Commons LP
—
Deed Of Trust
related
$100,000,000 · Variable Annuity Life Ins Co
Apr 20, 1998
—
Willows Commons LP
Alcurt Realty Group INC
Grant Deed
related
—
Feb 26, 1996
—
Alcurt Realty Group INC
Lyon/redev
Grant Deed
$21,100,000 · Individual
—
—
Willows Commons LP
—
Deed Of Trust
related
$67,864,000 · Beech Street Capital LLC
—
—
Leahigh LP
—
Deed Of Trust
related
$11,040,000 · Capital One Multifamily Fin
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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