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Property profile & analytics
OFF-MARKET
Estimated value
$2,090,000
Turn key restaurants
2020 Standiford Ave Modesto, CA 95350-6529
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2070518
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1989
Construction
WOOD
Total area
2,629 SF
Lot
0.47 ac (20,473 SF)
APN
054-021-039-000
UPID
US10-2070518
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
-
Michael Balduzzi Physician
-
Bitcoin Depot | Bitcoin ATM Crypto Atm Atm
-
Shaw Michael P DDS Dental Office
-
Sierra Vista Child & Family Services North Modesto Family Resource Center Charitable Organization Social Service Agency
-
Sequoia Home Health Home Health Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.06M
Blend (final)
Blend
$2.09M
Owner & transaction history
Orland Property LLC · 4 yrs held
Orland Property LLC
since 2022
Last sale
$2.2M
3 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
$2,055,000
ML approach
$1,915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.09M
Range $1.88M – $2.30M · ±10% · vs last sale $2.21M (Mar 31 2022)
Last sale anchor
$2.21M
Mar 31 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
$795 / 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
$26,080
Tax year 2024
Assessed value
$2,299,284
Assessed 2024
Previous assessed
$2,299,284
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$499,392
Assessed improvement
$1,799,892
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,629 SF
Lot
0.47 ac (20,473 SF)
APN
054-021-039-000
UPID
US10-2070518
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Orland Property LLC
Entity
Mailing address
7011 KOLL CTR PKWY STE #150, PLEASANTON, CA 94566-3161
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2022
$2,210,000
Orland Property LLC
Linda M Leong
Grant Deed
$1,450,000 · Heritage Bank Of Commerce
Nov 2, 2016
—
Kit F Leong
Leong M M & K F 1984 Trust
Quit Claim Deed
—
Jan 22, 2016
—
Leong,linda M Trust
Leong,kit F
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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