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Property profile & analytics
OFF-MARKET
Estimated value
$2,190,000
Medical Office Space
2116 Orangeburg Ave Modesto, CA 95355-3370
Individually Owned
4-yr Hold
Free & Clear
Property ID
US10-3219308
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1987
Construction
WOOD
Total area
8,236 SF
Lot
0.85 ac (37,026 SF)
APN
032-059-014-000
UPID
US10-3219308
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
-
Russo Pete Employment Agency
-
Cardinal Point Acupuncture Inc. Medical Clinic Alternative Medicine Practice
-
Daniel Truong Physician
-
Mr. Larry Taylor Physician
-
Modesto Health Center Community Health Centre Health Care Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.06M
CAP Approach
CAP
$2.02M
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$2.19M
Owner & transaction history
Livingston Community Health · 4 yrs held
Livingston Community Health
since 2022
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.6M
+34.7%
Commercial (general)
$3.5M
+30.9%
Auto repair, garage
$3.3M
+23.8%
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
$2,185,000
ML approach
$2,060,000
CAP Approach
CAP Return
Estimation
6%
$2,180,000
6.5%
$2,015,000
7%
$1,870,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,685,000
Current use
RESTAURANT
$3,615,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,510,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,320,000
Change: +24% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,410,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$2.19M
Range $1.97M – $2.41M · ±10% · vs last sale $2.35M (Jun 13 2022)
Last sale anchor
$2.35M
Jun 13 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
$266 / 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
$1,654
Tax year 2024
Assessed value
$2,610,070
Assessed 2024
Previous assessed
$2,610,070
+0.0% YoY
Effective rate
0.06%
On assessed value
Assessed land
$478,584
Assessed improvement
$2,131,486
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
8,236 SF
Lot
0.85 ac (37,026 SF)
APN
032-059-014-000
UPID
US10-3219308
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
MEDICAL BUILDING Current
Est. value
$2.7M
RESTAURANT
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
MEDICAL BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
Stories
1
Units
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
Livingston Community Health
Individual
Free & Clear · 4 yrs held
Mailing address
600 B STA, LIVINGSTON, CA 95334-9593
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2024
—
Livingston Community Health
—
Deed
related
$500,000 · F & M Bank
Jun 13, 2022
$2,350,000
Livingston Community Health
Ortho Air LLC
Grant Deed
—
Aug 29, 2003
$1,900,000
Ortho-air LLC
High,tr
Grant Deed
$950,000 · Oak Valley Community Bank
Sep 12, 1997
—
Venn Trust
Venn,robert J & Marsha F
Quit Claim Deed
related
—
May 23, 1997
$302,000
High Trust
High Trust
Grant Deed
related
—
May 21, 1997
$302,000
High Trust
Saenz Trust
Grant Deed
—
—
—
Rudy R Saenz
—
Deed Of Trust
related
$32,994 · Individual
—
—
High Trust
—
Deed Of Trust
related
$600,000 · Modesto Commerce Bank
—
—
Rudy R Saenz
—
Deed Of Trust
related
$107,100 · Pacific Valley National 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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