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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Apartment buildings
2929 Floyd Ave Modesto, CA 95355-8750
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1493410
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2009
Construction
WOOD
Total area
6,206 SF
Lot
10.04 ac (437,342 SF)
Zoning code
R3
APN
077-008-030-000
UPID
US09-1493410
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
-
Worldwide Oakwood Apartment Building
-
The Villas at Villaggio Apartment Complex
-
Villaggio Apartments Apartment Building
-
Whitty Marketing Solutions Advertising Agency Marketing & Advertising
-
Richard L. Schneider Attorney at Law Law Firm Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.05M
Owner & transaction history
Antelope Valley Ranches LLC · 16 yrs held
Antelope Valley Ranches LLC
since 2010
4 recorded transactions
Zoning & alternative use
R3 · Modesto, CA
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
by Request
ML approach
$1,260,000
CAP Approach
CAP Return
Estimation
6%
$1,375,000
6.5%
$1,270,000
7%
$1,180,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,495,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±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
$169 / 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
$517,299
Tax year 2024
Assessed value
$28,434,174
Assessed 2024
Previous assessed
$28,434,174
+0.0% YoY
Effective rate
1.82%
On assessed value
Assessed land
$2,126,060
Assessed improvement
$26,308,114
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
2009
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
4
Bathrooms
72
Total area
6,206 SF
Lot
10.04 ac (437,342 SF)
Zoning code
R3
APN
077-008-030-000
UPID
US09-1493410
Jurisdiction
STANISLAUS
Zoning & alternative use
R3 · Modesto, CA
Zoning R3 · permitted uses
R3 · 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
INDUSTRIAL (GENERAL)
Est. value
$1.5M
INDUSTRIAL (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
2009
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Buildings
4
Bathrooms
72
Lot
10.04 ac
Current owner
From public records · entity-resolved
Antelope Valley Ranches LLC
Entity
Mailing address
10100 TRINITY PKWY STE #310, STOCKTON, CA 95219-7240
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
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
Apr 7, 2010
$12,456,363
Antelope Valley Ranches LLC
Naraghi Villaggio LLC
Grant Deed
$2,946,407 · Naraghi Villaggio LLC
Dec 10, 2008
—
Naraghi Villaggio LLC
Naraghi Nora Trust
Quit Claim Deed
$10,000,000 · Bank Of America
—
—
Naraghi Nora Trust
—
Deed Of Trust
related
$72,711,025 · Antelope Vly Ranches
—
—
Jonathan W Ahern
—
Deed Of Trust
related
$110,000 · Navy FCU
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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