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Property profile & analytics
OFF-MARKET
Estimated value
$34,790,000
Apartment buildings
3055 Floyd Ave Modesto, CA 95355-7923
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US09-0139023
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2005
Construction
WOOD
Total area
224,940 SF
Lot
9.4 ac (409,464 SF)
Zoning code
MOD SP
APN
085-050-003-000
UPID
US09-0139023
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
-
Wiefue Veronica family day care High School Daycare Center
-
Brooks Landing Apartment Complex
-
Ophelia's hair braids Hair Salon Nail Salon
-
Angel's Home Veronica family day care High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$46.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$34.79M
Owner & transaction history
Breit Acg Mf Brooks Landing Ll · 8 yrs held
Breit Acg Mf Brooks Landing Ll
since 2017
7 recorded transactions
Zoning & alternative use
MOD SP · 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
by Request
CAP Approach
CAP Return
Estimation
6%
$49,885,000
6.5%
$46,045,000
7%
$42,755,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$54,270,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$34.79M
Range $31.31M – $38.27M · ±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
$155 / 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
$559,473
Tax year 2024
Assessed value
$42,439,464
Assessed 2024
Previous assessed
$42,439,464
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$2,733,019
Assessed improvement
$39,706,445
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
2005
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Bathrooms
1
Total area
224,940 SF
Lot
9.4 ac (409,464 SF)
Zoning code
MOD SP
APN
085-050-003-000
UPID
US09-0139023
Jurisdiction
STANISLAUS
Zoning & alternative use
MOD SP · Modesto, CA
Zoning MOD SP · permitted uses
MOD SP · 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
$54.3M
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
2005
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Buildings
3
Bathrooms
1
Lot
9.4 ac
Current owner
From public records · entity-resolved
Breit Acg Mf Brooks Landing Ll
Individual
Mailing address
PO BOX A3878, CHICAGO, IL 60690-3878
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2025
—
Breit Acg Mf Brooks Landing LLC
—
Deed
related
$43,478,000 · Capital One NA
Sep 22, 2017
$38,100,000
Breit Acg Mf Brooks Landing Ll
Brooks Landing California Part
Grant Deed
—
Sep 28, 2015
$230,000
American Real Estate Fund LLC
Brooks Landing Apartment Assoc
Quit Claim Deed
related
—
Sep 28, 2015
$459,000
Wsc Brooks Landing LLC
Stuart Brooks Landing LLC
Grant Deed
—
Sep 28, 2015
$1,074,500
Wsc Brooks Landing LLC
Burright Brooks Landing LLC
Grant Deed
—
Sep 28, 2015
$197,000
Wsc Brooks Landing LLC
Wood Brooks Landing LLC
Quit Claim Deed
related
—
Sep 28, 2015
$507,500
Wsc Brooks Landing LLC
Chavez Brooks Landing LLC
Quit Claim Deed
related
—
Sep 28, 2015
$94,500
Wsc Brooks Landing LLC
Wiegel Brooks Landing LLC
Quit Claim Deed
related
—
Sep 28, 2015
$655,500
California Cowboys Brooks Land
1031 Xpress Brooks Landing INC
Quit Claim Deed
related
—
Sep 28, 2015
$115,500
Brooks Landing Administration
California Cowboys Brooks
Quit Claim Deed
related
—
Sep 28, 2015
—
Brooks Landinge California Part
Brooks Landing Administration
Quit Claim Deed
related
—
Jan 15, 2013
—
Wsc Brooks Landing LLC
Druzianick Brooks Landing LLC
Quit Claim Deed
related
—
Jun 6, 2011
—
1031 Xpress Brooks Landing INC
Schneir Brooks Landing LLC
Quit Claim Deed
related
—
Dec 13, 2006
—
Hansen Brooks Landing LLC
Brooks Landing Apartment Assoc
Quit Claim Deed
$23,000,000 · * Other Institutional Lenders
Jun 22, 2006
—
Schneir Brooks Landing LLC
Brooks Landing Apartment Assoc
Quit Claim 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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