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Property profile & analytics
OFF-MARKET
Estimated value
$13,385,000
Manufacturing properties
251 Santa Rita Ave Modesto, CA 95354
Individually Owned
10-yr Hold
Free & Clear
Property ID
US09-5062086
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1940
Construction
TILT-UP CONCRETE
Total area
63,750 SF
Lot
6.94 ac (302,306 SF)
APN
035-008-007-000
UPID
US09-5062086
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
$9.34M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.39M
Owner & transaction history
E & J Gallo Winery · 10 yrs held
E & J Gallo Winery
since 2016
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$20.8M
+62.1%
Apartment house (5+ units)
$18.6M
+45.6%
Restaurant
$18.6M
+45.4%
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%
$10,120,000
6.5%
$9,340,000
7%
$8,675,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$12,810,000
Current use
MEDICAL BUILDING
$20,765,000
Change: +62% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$18,645,000
Change: +46% · Conversion: Difficult
RESTAURANT
$18,620,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$16,670,000
Change: +30% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$14,575,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$13.39M
Range $12.05M – $14.72M · ±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
$210 / 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
$269,854
Tax year 2024
Assessed value
$21,432,255
Assessed 2024
Previous assessed
$21,432,255
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$360,546
Assessed improvement
$21,071,709
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
1940
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Total area
63,750 SF
Lot
6.94 ac (302,306 SF)
APN
035-008-007-000
UPID
US09-5062086
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
INDUSTRIAL (GENERAL) Current
Est. value
$12.8M
MEDICAL BUILDING
Est. value
$20.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$18.6M
RESTAURANT
Est. value
$18.6M
COMMERCIAL (GENERAL)
Est. value
$16.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$14.6M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
COMMERCIAL (GENERAL)
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
1940
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Lot
6.94 ac
Current owner
From public records · entity-resolved
E & J Gallo Winery
Individual
Free & Clear · 10 yrs held
Mailing address
PO BOX 1130, MODESTO, CA 95353-1130
Ownership since
2016
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
Feb 9, 2016
—
E & J Gallo Winery
Gallo Glass Co
Quit Claim Deed
—
Jan 7, 2011
—
E Winery
Dry Creek Corp
Grant Deed
—
Dec 28, 1995
—
Dry Creek Corp
Gallo Glass Co
Grant 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.
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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