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Property profile & analytics
OFF-MARKET
Estimated value
$1,365,000
Office Spaces
2711 Mchenry Ave Modesto, CA 95350-2347
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0319948
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1974
Construction
WOOD
Total area
5,067 SF
Lot
0.68 ac (29,620 SF)
APN
059-003-009-000
UPID
US09-0319948
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
-
Berkshire Hathaway HomeServices: Cindy Fraze Real Estate Agency
-
Berkshire Hathaway HomeServices: Alicia Steward Real Estate Agency
-
Berkshire Hathaway HomeServices: Susan Baudler Real Estate Agency
-
Denise Royer, Berkshire Hathaway HomeServices-Drysdale Properties Real Estate Agency
-
Berkshire Hathaway HomeServices: Juan Carlos Lopez Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.09M
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.37M
Owner & transaction history
Modben Properties LLC · 7 yrs held
Modben Properties LLC
since 2018
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.2M
+43.0%
Auto repair, garage
$2.0M
+31.5%
Medical building
$1.7M
+6.2%
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%
$1,180,000
6.5%
$1,085,000
7%
$1,010,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,555,000
Current use
RESTAURANT
$2,225,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,045,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$1,650,000
Change: +6% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,480,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$1.37M
Range $1.23M – $1.50M · ±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
$269 / 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
$14,798
Tax year 2024
Assessed value
$1,336,942
Assessed 2024
Previous assessed
$1,336,942
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$512,020
Assessed improvement
$824,922
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
5,067 SF
Lot
0.68 ac (29,620 SF)
APN
059-003-009-000
UPID
US09-0319948
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
$1.6M
RESTAURANT
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1974
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
0.68 ac
Current owner
From public records · entity-resolved
Modben Properties LLC
Entity
Free & Clear · 7 yrs held
Mailing address
1615 BONANZA ST STE #401, WALNUT CREEK, CA 94596-4532
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2018
—
Modben Properties LLC
Mccorduck Properties LLC
Quit Claim Deed
—
Nov 17, 2016
$1,175,000
Mccorduck Properties LLC
Delta Natl Bk
Grant Deed
—
Dec 11, 1998
—
Delta National Bank
Washington Mutual Fsb
Grant Deed
related
—
Sep 19, 1990
$810,000
American Savings
Coast Fed Bank
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.
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