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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Turn key restaurants
1801 H St Modesto, CA 95354-1221
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2459809
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1990
Construction
WOOD
Total area
2,568 SF
Lot
0.42 ac (18,295 SF)
APN
105-001-012-000
UPID
US09-2459809
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
-
Modesto Dental Studio Dental Office
-
Emotional Support Animal Doctor Modesto Crisis Center Medical Clinic
-
CVOC Modesto (Central Valley Opportunity Center Inc.) Vocational School Training Center
-
Bob's Giant Burgers Restaurant
-
Laundry express (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$988k
Blend (final)
Blend
$890k
Owner & transaction history
Modesto-32 LLC · 8 yrs held
Modesto-32 LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.1M
+41.1%
Medical building
$835,000
+11.5%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$750,000
Current use
AUTO REPAIR, GARAGE
$1,060,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$835,000
Change: +12% · Conversion: Difficult
COMMERCIAL (GENERAL)
$670,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$890k
Range $801k – $979k · ±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
$347 / 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
$12,365
Tax year 2024
Assessed value
$809,863
Assessed 2024
Previous assessed
$809,863
+0.0% YoY
Effective rate
1.53%
On assessed value
Assessed land
$224,217
Assessed improvement
$585,646
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,568 SF
Lot
0.42 ac (18,295 SF)
APN
105-001-012-000
UPID
US09-2459809
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
RESTAURANT Current
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$835,000
COMMERCIAL (GENERAL)
Est. value
$670,000
RESTAURANT Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (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
1990
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Modesto-32 LLC
Entity
Mailing address
6305 GAYTON PL, MALIBU, CA 90265-4022
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Feb 9, 2018
$19,900,000
Modesto-32 LLC
Mp Modesto LLC
Trustees Deed
$15,375,000 · Rabobank
Oct 18, 2016
$8,630,000
Mp Modesto LLC
Us Bk NA Series 2007-pwr16
Trustees Deed
$10,275,000 · Rabobank
Mar 2, 2015
$6,240,000
Us Bank NA Series 2007-pwr16 Tr
Assured Lender Services|sls Modesto Investors LLC
Trustees Deed
related
—
Mar 20, 2009
—
Sls Modesto Investors LLC
Jeg Modesto LLC
Grant Deed
—
Apr 5, 2007
—
Sls Modesto Investors LLC
Pk Sale LLC
Grant Deed
$9,000,000 · Prudential Mortgage Capital Co LLC
Dec 6, 2006
—
Kimco Realty Corp
Pan Pacific Retail Props INC
Grant Deed
—
Oct 20, 1995
—
Modesto Downey Associates
Westar Modesto Associates
Quit Claim Deed
related
$4,950,000 · Nationwide 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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