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Property profile & analytics
OFF-MARKET
Estimated value
$2,590,000
Retail space
1700 Standiford Ave Modesto, CA 95350-0171
Individually Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3730949
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
TILT-UP CONCRETE
Total area
14,490 SF
Lot
1.87 ac (81,457 SF)
APN
054-058-005-000
UPID
US09-3730949
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
-
Wells Fargo Home Mortgage Loan Service Bank
-
Erick Winchester at CrossCountry Mortgage, LLC Loan Service Bank
-
John H Lust CPA Pfsof Counsel Accounting Firm Tax Preparation
-
Del Monte Foods Co Grocery & Convenience Store Food Market
-
Walgreens Photo (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.46M
Comparable Approach
Comparable
$2.02M
Blend (final)
Blend
$2.59M
Owner & transaction history
Diana L Soranno · 13 yrs held
Diana L Soranno
since 2012
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.2M
+68.7%
Industrial (general)
$3.5M
+39.2%
Neighborhood: shopping center
$3.3M
+31.9%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$3,745,000
6.5%
$3,455,000
7%
$3,210,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,510,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,240,000
Change: +69% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,495,000
Change: +39% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,315,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$2.59M
Range $2.33M – $2.85M · ±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
$179 / 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
$41,549
Tax year 2024
Assessed value
$3,663,074
Assessed 2024
Previous assessed
$3,663,074
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,100,728
Assessed improvement
$2,562,346
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
14,490 SF
Lot
1.87 ac (81,457 SF)
APN
054-058-005-000
UPID
US09-3730949
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
RETAIL STORES Current
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.2M
INDUSTRIAL (GENERAL)
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.87 ac
Current owner
From public records · entity-resolved
Diana L Soranno
Individual
Free & Clear · 13 yrs held
Mailing address
204 BLOSSOM VW PL, MODESTO, CA 95356-8611
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2012
—
Diana L Soranno
Soranno L J & D L Trust
Quit Claim Deed
related
—
Oct 15, 2003
—
Soranno,tr
—
Trustees Deed
related
$2,100,000 · County Bank
Mar 14, 2002
$760,000
Soranno Trust
Foundation Health Facilities
Grant Deed
—
Dec 10, 1998
$884,000
Foundation Health Facilities
California Compensation Ins Co
Grant Deed
—
Sep 30, 1994
—
California Compensation Ins Co
Foundation Health Medical Svc
Grant Deed
related
—
Aug 9, 1994
—
Foundation Health Medical Serv
Standiford Centr
Grant Deed
related
—
—
—
Soranno Leonard & D 1998 Trust
—
Deed Of Trust
related
$2,100,000 · Protective Life Insurance 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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