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Property profile & analytics
OFF-MARKET
Estimated value
$1,275,000
Medical Office Space
2301 St Pauls Way Modesto, CA 95355-3309
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2661472
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2004
Construction
WOOD
Total area
3,239 SF
Lot
0.53 ac (23,086 SF)
Zoning code
C2
APN
067-033-025-000
UPID
US10-2661472
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
-
Rena Bains D.D.S. Inc Dental Office
-
Modesto Oral Surgery, Brian K. Hutto, DMD, MS.Ed Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.36M
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.28M
Owner & transaction history
Hutto LLC · 3 yrs held
Hutto LLC
since 2023
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
C2 · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+30.9%
Auto repair, garage
$1.3M
+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
$1,230,000
ML approach
$1,355,000
CAP Approach
CAP Return
Estimation
6%
$860,000
6.5%
$790,000
7%
$735,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,055,000
Current use
COMMERCIAL (GENERAL)
$1,380,000
Change: +31% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,305,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$1.28M
Range $1.15M – $1.40M · ±10% · vs last sale $1.20M (Jun 15 2023)
Last sale anchor
$1.20M
Jun 15 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
$394 / 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
$13,946
Tax year 2024
Assessed value
$1,224,000
Assessed 2024
Previous assessed
$1,224,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$377,400
Assessed improvement
$846,600
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
2004
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
3,239 SF
Lot
0.53 ac (23,086 SF)
Zoning code
C2
APN
067-033-025-000
UPID
US10-2661472
Jurisdiction
STANISLAUS
Zoning & alternative use
C2 · Modesto, CA
Zoning C2 · permitted uses
C2 · 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
MEDICAL BUILDING Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2004
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
0.53 ac
Current owner
From public records · entity-resolved
Hutto LLC
Entity
Mailing address
1213 COFFEE RD STE D, MODESTO, CA 95355-4229
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 15, 2023
$1,200,000
Hutto LLC
Fre Investments LLC
Grant Deed
$1,200,000 · Bank Of America NA
May 20, 2021
—
Fre Investments LLC
Fre Investments LLC
Intrafamily Transfer
related
—
—
—
Fre Investments LLC
—
Deed Of Trust
related
$445,000 · Success Cap Expansion & Dev Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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