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Property profile & analytics
OFF-MARKET
Estimated value
$62,820,000
Apartment buildings
2200 Standiford Ave Modesto, CA 95350-6539
Entity Owned
8-yr Hold
Absentee Owner
Property ID
US09-2339918
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1990
Construction
WOOD
Total area
186,611 SF
Lot
8.75 ac (381,150 SF)
Zoning code
PD
APN
076-041-009-000
UPID
US09-2339918
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
-
Manchester Court Apartment Complex Apartment Building
-
TW Solar Consultant Solar Energy Company
-
Rickys PC Repair Computer & Electronic Repair
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$38.20M
Comparable Approach
Comparable
$76.25M
Blend (final)
Blend
$62.82M
Owner & transaction history
Tilden-manchester LLC · 8 yrs held
Tilden-manchester LLC
since 2017
7 recorded transactions
Zoning & alternative use
PD · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$81.9M
+50.0%
Auto repair, garage
$75.2M
+37.8%
Medical building
$60.8M
+11.4%
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%
$41,385,000
6.5%
$38,200,000
7%
$35,470,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$54,580,000
Current use
RESTAURANT
$81,855,000
Change: +50% · Conversion: Difficult
AUTO REPAIR, GARAGE
$75,230,000
Change: +38% · Conversion: Difficult
MEDICAL BUILDING
$60,790,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$57,225,000
Change: +5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$45,020,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$62.82M
Range $56.54M – $69.10M · ±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
$337 / 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
$431,544
Tax year 2024
Assessed value
$38,045,997
Assessed 2024
Previous assessed
$38,045,997
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$2,548,958
Assessed improvement
$35,497,039
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
1990
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
5
Bathrooms
1
Total area
186,611 SF
Lot
8.75 ac (381,150 SF)
Zoning code
PD
APN
076-041-009-000
UPID
US09-2339918
Jurisdiction
STANISLAUS
Zoning & alternative use
PD · Modesto, CA
Zoning PD · permitted uses
PD · Modesto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Modesto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$54.6M
RESTAURANT
Est. value
$81.9M
AUTO REPAIR, GARAGE
Est. value
$75.2M
MEDICAL BUILDING
Est. value
$60.8M
COMMERCIAL (GENERAL)
Est. value
$57.2M
INDUSTRIAL (GENERAL)
Est. value
$45.0M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1990
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Buildings
5
Bathrooms
1
Lot
8.75 ac
Current owner
From public records · entity-resolved
Tilden-manchester LLC
Entity
Mailing address
156 DIABLO RD STE #100, DANVILLE, CA 94526-3312
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
Sep 30, 2024
—
Tilden Manchester LLC
—
Deed
related
$39,656,000 · Walker & Dunlop LLC
Nov 1, 2022
—
Tilden Manchester LLC
—
Deed
related
$4,492,000 · Walker & Dunlop LLC
Dec 23, 2019
—
Tilden-manchester LLC
—
Deed
related
$3,859,000 · Walker & Dunlop
Nov 6, 2017
$34,100,000
Tilden-manchester LLC
Willows Manchester LP
Grant Deed
$27,500,000 · Walker & Dunlop
Apr 20, 1998
$239,500
Willows Manchester LP
Alcurt Realty Group INC
Grant Deed
—
Feb 26, 1996
—
Alcurt Realty Group INC
Lyon/redev
Grant Deed
related
—
Jun 14, 1989
—
Lyon Redev Assoc
Lyon,redev
Quit Claim Deed
related
$1,288,000 · Union Bank
—
—
Tilden-manchester LLC
—
Deed Of Trust
related
$3,859,000 · Walker & Dunlop
—
—
Willows Manchester LP
—
Deed Of Trust
related
$11,960,000 · Northmarq Capital INC
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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