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Property profile & analytics
OFF-MARKET
Estimated value
$35,300,000
Apartment buildings
2805 Yosemite Blvd Modesto, CA 95354-4066
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US10-3206005
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1981
Construction
WOOD
Total area
192,858 SF
Lot
10.44 ac (454,766 SF)
APN
033-078-007-000
UPID
US10-3206005
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
-
The Redwoods Apartments Apartment Complex Apartment Building
-
Disaster Masters Restoration Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$35.30M
CAP Approach
CAP
$39.48M
Comparable Approach
Comparable
$37.03M
Blend (final)
Blend
$35.30M
Owner & transaction history
Redwoods Modesto Owner Ca LLC · 2 yrs held
Redwoods Modesto Owner Ca LLC
since 2024
Last sale
$35.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$35,300,000
ML approach
$35,300,000
CAP Approach
CAP Return
Estimation
6%
$42,770,000
6.5%
$39,480,000
7%
$36,660,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$56,405,000
Current use
RESTAURANT
$56,335,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$50,430,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$35.30M
Range $31.77M – $38.83M · ±10% · vs last sale $35.30M (May 3 2024)
Last sale anchor
$35.30M
May 3 2024
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
$183 / 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
$207,255
Tax year 2024
Assessed value
$19,145,154
Assessed 2024
Previous assessed
$19,145,154
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$1,413,939
Assessed improvement
$17,731,215
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
1981
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Buildings
3
Bathrooms
2
Total area
192,858 SF
Lot
10.44 ac (454,766 SF)
APN
033-078-007-000
UPID
US10-3206005
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$56.4M
RESTAURANT
Est. value
$56.3M
COMMERCIAL (GENERAL)
Est. value
$50.4M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
COMMERCIAL (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
1981
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Buildings
3
Bathrooms
2
Lot
10.44 ac
Current owner
From public records · entity-resolved
Redwoods Modesto Owner Ca LLC
Entity
Mailing address
256 W 14TH ST, NEW YORK, NY 10011-7201
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2024
$35,300,000
Redwoods Modesto Owner Ca LLC
Hagar Properties LP
Grant Deed
$26,475,000 · Walker & Dunlop LLC
Aug 29, 2014
—
Hagar Properties LP
Hagar Properties LLC
Quit Claim Deed
$11,774,000 · Americanwest Bank
Aug 29, 2014
$54,000
Lefever Mattson INC
Alekna V & D A 2002 Trust
Grant Deed
—
Aug 29, 2014
$40,000
Lefever Mattson INC
Fisher Family Trust
Grant Deed
—
Jul 21, 2004
$14,600,000
Specht,tr
Arthur,tr
Grant Deed
$10,800,000 · Washington Mutual Fsb
Nov 6, 2000
—
Arthur Trust
Web Service Co INC
Quit Claim Deed
related
—
Oct 27, 2000
$9,050,000
Arthur Trust
Yosemite Garden Apartments
Trustees Deed
$6,825,000 · California Federal Bank
Oct 27, 2000
—
Arthur Trust
Restaino Trust
Trustees Deed
related
—
Oct 26, 2000
—
Baker Trust
Yosemite Garden Apartment
Grant Deed
related
—
Jul 15, 1991
$960,500
Gardens Yosemite
Lincoln,yosemite
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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