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Property profile & analytics
OFF-MARKET
Estimated value
$4,300,000
Office Spaces
2260 10th Dr Modesto, CA 95354-3924
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2150250
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1980
Construction
STEEL FRAME
Total area
15,000 SF
Lot
1.22 ac (53,143 SF)
APN
036-020-043-000
UPID
US09-2150250
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
by Request
CAP Approach
CAP
$3.22M
Comparable Approach
Comparable
$5.08M
Blend (final)
Blend
$4.30M
Owner & transaction history
2260 Tenaya Drive Assocs LLC · 6 yrs held
2260 Tenaya Drive Assocs LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.2M
+57.6%
Medical building
$4.9M
+24.6%
Apartment house (5+ units)
$4.4M
+11.9%
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%
$3,490,000
6.5%
$3,220,000
7%
$2,990,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,920,000
Current use
AUTO REPAIR, GARAGE
$6,180,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$4,885,000
Change: +25% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,385,000
Change: +12% · Conversion: Moderate
RESTAURANT
$4,380,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,430,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$4.30M
Range $3.87M – $4.73M · ±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
$287 / 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
$28,947
Tax year 2024
Assessed value
$2,380,328
Assessed 2024
Previous assessed
$2,380,328
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$341,697
Assessed improvement
$2,038,631
Applied tax rate
80.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1980
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
15,000 SF
Lot
1.22 ac (53,143 SF)
APN
036-020-043-000
UPID
US09-2150250
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
COMMERCIAL (GENERAL) Current
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$6.2M
MEDICAL BUILDING
Est. value
$4.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.4M
RESTAURANT
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1980
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
1.22 ac
Current owner
From public records · entity-resolved
2260 Tenaya Drive Assocs LLC
Entity
Free & Clear · 6 yrs held
Mailing address
820 EUCALYPTUS AVE, HILLSBOROUGH, CA 94010-6317
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Aug 7, 2019
—
2260 Tenaya Drive Assocs LLC
Cochran Props INC
Quit Claim Deed
—
Feb 10, 2015
$1,990,000
Cochran Properties
Tenaya Properties LP
Grant Deed
—
Apr 5, 2011
$1,060,000
Tenaya Properties LP
Milligan Land Co LP
Grant Deed
—
Dec 28, 2004
$2,400,000
Milligan Land Co
1010 Associates LLC
Grant Deed
$1,560,000 · Zions First National Bank
Aug 22, 2001
—
1010 Assoc LLC
Kramer,allan C & Linda C
Grant Deed
$465,000 · Modesto Commerce Bank
May 4, 2001
—
Kramer Trust
Signature Fruit Co LLC
Grant Deed
related
—
Apr 6, 1992
$110,000
Tri Valley Growe
Beard,land Inmpr
Grant Deed
—
—
—
Cochran Properties
—
Deed Of Trust
related
$830,000 · Henry Traci R F Trust (pt)
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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