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Property profile & analytics
OFF-MARKET
Estimated value
$2,200,000
Office Spaces
301 Banner Ct Modesto, CA 95356-8630
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2697556
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2008
Construction
WOOD
Total area
10,628 SF
Lot
1.1 ac (47,916 SF)
Zoning code
MOD P-D
APN
046-004-075-000
UPID
US09-2697556
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
-
HomeSmart PV & Associates Real Estate Agency
-
Kamal Bir Singh | Real Estate | Top Real Estate Agent / Consultant Real Estate Agency
-
Homes by Richard Rubio Real Estate Agency
-
Mike Ellak Realtor DRE #02029189 Real Estate Agency
-
Nina Arce, HomeSmart PV & Associates Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.20M
CAP Approach
CAP
$2.28M
Comparable Approach
Comparable
$1.83M
Blend (final)
Blend
$2.20M
Owner & transaction history
Scott Russell · 1 yrs held
Scott Russell
since 2024
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
MOD P-D · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.5M
+18.8%
Apartment house (5+ units)
$3.1M
+6.7%
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
$2,200,000
ML approach
$2,200,000
CAP Approach
CAP Return
Estimation
6%
$2,470,000
6.5%
$2,280,000
7%
$2,120,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,915,000
Current use
MEDICAL BUILDING
$3,460,000
Change: +19% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,110,000
Change: +7% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,565,000
Change: -12% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,430,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.20M
Range $1.98M – $2.42M · ±10% · vs last sale $2.20M (Aug 1 2024)
Last sale anchor
$2.20M
Aug 1 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
$207 / 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
$29,167
Tax year 2024
Assessed value
$2,592,217
Assessed 2024
Previous assessed
$2,592,217
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$564,394
Assessed improvement
$2,027,823
Applied tax rate
109.0000
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
2008
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Total area
10,628 SF
Lot
1.1 ac (47,916 SF)
Zoning code
MOD P-D
APN
046-004-075-000
UPID
US09-2697556
Jurisdiction
STANISLAUS
Zoning & alternative use
MOD P-D · Modesto, CA
Zoning MOD P-D · permitted uses
MOD P-D · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
INDUSTRIAL (GENERAL)
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
2008
Construction
WOOD
Heating
NONE
Cooling
Yes
Lot
1.1 ac
Current owner
From public records · entity-resolved
Scott Russell
Individual
Mailing address
19588 AMERICAN AVE, HILMAR, CA 95324-9031
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2024
—
Scott Russell
Scott Kevin Russell
Intrafamily Transfer
related
—
May 4, 2022
—
Benjamin J Seaton
—
Deed
related
$1,380,000 · Oak Valley Community Bank
Apr 22, 2019
—
Seaton 2019 Family Trust
Seaton,benjamin J & Gwendolyn
Quit Claim Deed
related
—
Feb 10, 2015
$2,200,000
Benjamin J Seaton
Robert Campana
Grant Deed
$1,650,000 · Wells Fargo Bank NA
Aug 12, 2011
—
Robert Campana
Robert D Campana
Intrafamily Transfer
related
$100,000 · Us Bank NA
Jan 27, 2011
—
Campana R & L Family Trust
Campana R & L Family Trust
Quit Claim Deed
related
—
Feb 5, 2007
—
Velthoen B K & M A Family
Velthoen,brian & Margaret
Quit Claim Deed
related
—
Jan 6, 2005
$191,500
Brian Velthoen
Berberian Properties LLC
Grant Deed
—
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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