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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Warehouses
208 9th St Modesto, CA 95350
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0206014
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1978
Construction
STEEL FRAME
Total area
23,224 SF
Lot
1.08 ac (47,044 SF)
APN
109-014-044-000
UPID
US09-0206014
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$768k
Blend (final)
Blend
$715k
Owner & transaction history
John L Ward · 3 yrs held
John L Ward
since 2023
Last sale
$685,000
7 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
$515,000
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $685k (Jul 5 2023)
Last sale anchor
$685k
Jul 5 2023
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
$31 / 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
$14,258
Tax year 2024
Assessed value
$1,251,337
Assessed 2024
Previous assessed
$1,251,337
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$416,325
Assessed improvement
$835,012
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1978
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
2
Total area
23,224 SF
Lot
1.08 ac (47,044 SF)
APN
109-014-044-000
UPID
US09-0206014
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
1978
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
2
Lot
1.08 ac
Current owner
From public records · entity-resolved
John L Ward
Individual
Free & Clear · 3 yrs held
Mailing address
431 MENSINGER AVE, MODESTO, CA 95350-5228
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 5, 2023
—
John L Ward
John L Ward
Intrafamily Transfer
related
—
Jun 20, 2003
$1,300,000
Ward,john
Ward,tr
Trustees Deed
related
$1,725,000 · Tri Counties Bank
Jun 20, 2003
—
John L Ward
Paper,dalla
Grant Deed
related
—
Jun 4, 2002
$862,255
John L Ward
Ward Trust
Grant Deed
related
—
Feb 8, 1999
—
Ward Trust
Ward,mathew S
Quit Claim Deed
related
—
Dec 17, 1991
$685,000
Mathew S Ward
Sholer,trust
Grant Deed
$585,000 · Seller
—
—
Mathew S Ward
—
Deed Of Trust
related
$167,422 · Ronald L Laforce Ira
—
—
Mathew S Ward
—
Deed Of Trust
related
$167,422 · Sholer Trust
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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