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Property profile & analytics
OFF-MARKET
Estimated value
$1,735,000
Commercial land
3243 Kiernan Ave Modesto, CA 95356-9765
Entity Owned
16-yr Hold
Free & Clear
Property ID
US09-2952442
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1935
Construction
WOOD FRAME
Total area
7,432 SF
Lot
145.05 ac (6,318,378 SF)
Zoning code
A240
APN
003-019-026-000
UPID
US09-2952442
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.60M
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.74M
Owner & transaction history
Modesto City High School Distr · 16 yrs held
Modesto City High School Distr
since 2010
7 recorded transactions
Zoning & alternative use
A240 · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.4M
+18.8%
Apartment house (5+ units)
$2.2M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,730,000
6.5%
$1,595,000
7%
$1,480,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,035,000
Current use
MEDICAL BUILDING
$2,420,000
Change: +19% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,175,000
Change: +7% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,795,000
Change: -12% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,700,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.74M
Range $1.56M – $1.91M · ±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
$233 / 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
$51,560
Tax year 2024
Assessed value
$4,541,202
Assessed 2024
Previous assessed
$4,541,202
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$4,541,202
Applied tax rate
98.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1935
Construction
WOOD FRAME
Heating
FLOOR/WALL FURNACE
Cooling
CENTRAL
Bathrooms
9
Total area
7,432 SF
Lot
145.05 ac (6,318,378 SF)
Zoning code
A240
APN
003-019-026-000
UPID
US09-2952442
Jurisdiction
STANISLAUS
Zoning & alternative use
A240 · Modesto, CA
Zoning A240 · permitted uses
A240 · 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
$2.0M
MEDICAL BUILDING
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
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
1935
Construction
WOOD FRAME
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Bathrooms
9
Lot
145.05 ac
Current owner
From public records · entity-resolved
Modesto City High School Distr
Entity
Free & Clear · 16 yrs held
Mailing address
PO BOX 1035, HUGHSON, CA 95326-1035
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2010
—
Modesto City High School Distr
Sandpoint Ranch INC
Grant Deed
related
—
Nov 7, 1997
—
Sandpoint Ranch INC
Nineveh Incorporated
Grant Deed
$10,000 · Individual
Sep 10, 1991
—
Nineveh INC
Nineveh INC
Quit Claim Deed
related
—
—
—
Nineveh INC
—
Deed Of Trust
related
$210,000 · Redwood Mortgage Inv
—
—
Ninevah INC
—
Deed Of Trust
related
$2,100,000 · Great Valley Bank
—
—
Nineveh INC
—
Deed Of Trust
related
$2,650,000 · Redwood Mortgage Investors III
—
—
Nineveh INC
—
Deed Of Trust
related
$210,000 · Redwood Mortgage Inv
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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