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Property profile & analytics
OFF-MARKET
Estimated value
$4,315,000
Apartment buildings
1701 Scenic Dr Modesto, CA 95355-4965
Entity Owned
3-yr Hold
Property ID
US09-1872019
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
WOOD
Total area
40,950 SF
Lot
1.85 ac (80,586 SF)
APN
034-008-016-000
UPID
US09-1872019
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
-
Scenic Drive Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.93M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.32M
Owner & transaction history
Khm Holdings LLC · 3 yrs held
Khm Holdings LLC
since 2022
Last sale
$4.6M
5 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
$4,230,000
ML approach
$3,925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.32M
Range $3.88M – $4.75M · ±10% · vs last sale $4.55M (Oct 19 2022)
Last sale anchor
$4.55M
Oct 19 2022
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
$105 / 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
$77,642
Tax year 2024
Assessed value
$6,814,300
Assessed 2024
Previous assessed
$6,814,300
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$832,320
Assessed improvement
$5,981,980
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
1974
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Stories
2
Bathrooms
1
Total area
40,950 SF
Lot
1.85 ac (80,586 SF)
APN
034-008-016-000
UPID
US09-1872019
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
1974
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
3
Bathrooms
1
Lot
1.85 ac
Current owner
From public records · entity-resolved
Khm Holdings LLC
Entity
Mailing address
PO BOX 254487, SACRAMENTO, CA 95865-4487
Ownership since
2022
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
Oct 31, 2023
—
Khm Holdings LLC
—
Deed
related
$3,480,000 · Safe Cu
Oct 19, 2022
$4,550,000
Khm Holdings LLC
Lisa F Hill
Grant Deed
$2,730,000 · Lone Oak Fund LLC
Mar 28, 2019
—
Lisa F Hill
—
Deed
related
$636,293 · Umpqua Bank
Mar 31, 2004
—
Fascilla,tr
Fascilla,tr
Quit Claim Deed
related
$925,000 · Citibank West Fsb
Oct 23, 1995
—
Fascilla Trust
Fascilla,grace A
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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