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Property profile & analytics
OFF-MARKET
Estimated value
$12,055,000
Apartment buildings
200 Sheila Ct Modesto, CA 95350-3220
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US09-2171321
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1973
Construction
WOOD
Total area
61,358 SF
Lot
2.65 ac (115,434 SF)
APN
120-052-033-000
UPID
US09-2171321
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
-
Budget Aррlіаnсе Rераіr & Installation Home Appliance Store
-
Sheila Gardens Apartment Building
-
Pro Carpet & Tile Cleaning Carpet Cleaning Service Gutter Cleaning Service
-
Discount iPhone Repair Computer & Electronic Repair Tech Support Center
-
Mobile Mac Repair Service Computer & Electronic Repair
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.56M
Comparable Approach
Comparable
$11.78M
Blend (final)
Blend
$12.06M
Owner & transaction history
Vintage Properties LP · 11 yrs held
Vintage Properties LP
since 2014
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$20.0M
+11.4%
Commercial (general)
$18.8M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
$13,605,000
6.5%
$12,560,000
7%
$11,665,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$17,945,000
Current use
MEDICAL BUILDING
$19,990,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$18,815,000
Change: +5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$14,805,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$12.06M
Range $10.85M – $13.26M · ±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
$196 / 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
$65,060
Tax year 2024
Assessed value
$5,877,950
Assessed 2024
Previous assessed
$5,877,950
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$271,000
Assessed improvement
$5,606,950
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
1973
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Stories
2
Units
42
Bathrooms
1
Total area
61,358 SF
Lot
2.65 ac (115,434 SF)
APN
120-052-033-000
UPID
US09-2171321
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$17.9M
MEDICAL BUILDING
Est. value
$20.0M
COMMERCIAL (GENERAL)
Est. value
$18.8M
INDUSTRIAL (GENERAL)
Est. value
$14.8M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
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
1973
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
3
Units
42
Bathrooms
1
Lot
2.65 ac
Current owner
From public records · entity-resolved
Vintage Properties LP
Entity
Mailing address
PO BOX 578395, MODESTO, CA 95357-8395
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 4, 2022
—
Vintage Properties LP
—
Deed
related
$8,100,000 · Jpmorgan Chase Bank NA
Aug 1, 2019
—
Vintage Properties LP
—
Deed
related
$3,600,000 · Jpmorgan Chase Bank NA
Nov 18, 2014
$5,000,000
Vintage Properties LP
Modesto Property #2
Grant Deed
$3,227,250 · Jpmorgan Chase Bank NA
Dec 2, 1998
—
Modesto Property #2
Mainis,harriet
Trustees Deed
related
—
—
—
Property 2 Modesto
—
Deed Of Trust
related
$800,000 · Bank Of America
—
—
Property 2 Modesto
—
Deed Of Trust
related
$650,000 · J P Morgan Chase Bank
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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