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Property profile & analytics
OFF-MARKET
Estimated value
$5,635,000
Grocery and convenience stores
2100 Standiford Ave Modesto, CA 95350-6522
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3404385
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1987
Construction
WOOD
Total area
46,229 SF
Lot
1.06 ac (46,173 SF)
APN
076-041-015-000
UPID
US09-3404385
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
-
Cheap Car Insurance Insurance Agency
-
ATM Atm
-
All Out Barbershop Barber Shop
-
MoneyGram Bank Credit Union
-
Thighstop Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.05M
Blend (final)
Blend
$5.64M
Owner & transaction history
Standiford Square Modesto LLC · 8 yrs held
Standiford Square Modesto LLC
since 2018
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
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
RETAIL STORES
$8,015,000
Current use
Blend value · Realmo final
$5.64M
Range $5.07M – $6.20M · ±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
$122 / 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
$56,052
Tax year 2024
Assessed value
$4,941,722
Assessed 2024
Previous assessed
$4,941,722
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$868,726
Assessed improvement
$4,072,996
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
46,229 SF
Lot
1.06 ac (46,173 SF)
APN
076-041-015-000
UPID
US09-3404385
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
RETAIL STORES Current
Est. value
$8.0M
RETAIL STORES Current
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
1987
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
1.06 ac
Current owner
From public records · entity-resolved
Standiford Square Modesto LLC
Entity
Free & Clear · 8 yrs held
Mailing address
6490 MCABEE RD, SAN JOSE, CA 95120-4518
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2018
—
Standiford Square Modesto LLC
Baxter,victoria S
Quit Claim Deed
related
—
Feb 13, 2018
—
Victoria S Baxter
Satake Naoharu & Mary Y Trpt
Quit Claim Deed
related
—
Feb 4, 2014
—
Baxter Living Trust
Baxter,victoria S
Quit Claim Deed
related
—
Dec 3, 2010
—
Satake Naoharu & M Y Trust B
Satake Naoharu & M Y Trust
Quit Claim Deed
related
—
Apr 20, 2010
—
Naoharu Satake
Satake Naoharu & M Y Trust
Quit Claim Deed
related
—
Apr 17, 2009
—
Naoharu Satake
Satake Naoharu & M Y Trust
Quit Claim Deed
related
—
Mar 14, 2008
—
Naoharu Satake
Satake Naoharu & M Y Trust
Quit Claim Deed
related
—
Mar 7, 2007
—
Naoharu Satake
Satake Naoharu & M Y Trust
Quit Claim Deed
related
—
Jan 9, 2007
—
Naoharu Satake
Satake N & M Y Trust
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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