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Property profile & analytics
OFF-MARKET
Estimated value
$12,600,000
Office Spaces
3300 Tully Rd Modesto, CA 95350-0836
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2073405
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1975
Construction
WOOD
Total area
13,200 SF
Lot
1.35 ac (58,806 SF)
Zoning code
PD
APN
055-007-004-000
UPID
US09-2073405
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
-
Dental Sleep Med Systems Physician
-
Central Psychology Services Family Counselor
-
Partners In Rehabilitation Medical Clinic
-
Neil Royel - Realtor Real Estate Agency
-
American Financial Network, Inc. Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.60M
Owner & transaction history
Tully Manor Partners LP · 2 yrs held
Tully Manor Partners LP
since 2024
Last sale
$12.6M
5 recorded transactions
Zoning & alternative use
PD · 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
$12,600,000
ML approach
$12,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$12.60M
Range $11.34M – $13.86M · ±10% · vs last sale $12.60M (Apr 25 2024)
Last sale anchor
$12.60M
Apr 25 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
$955 / 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
$11,690
Tax year 2024
Assessed value
$1,056,200
Assessed 2024
Previous assessed
$1,056,200
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$247,164
Assessed improvement
$809,036
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1975
Construction
WOOD
Heating
NONE
Stories
4
Units
4
Total area
13,200 SF
Lot
1.35 ac (58,806 SF)
Zoning code
PD
APN
055-007-004-000
UPID
US09-2073405
Jurisdiction
STANISLAUS
Zoning & alternative use
PD · Modesto, CA
Zoning PD · permitted uses
PD · 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.
Building & site characteristics
From public records
Year built
1975
Construction
WOOD
Heating
NONE
Stories
4
Units
4
Lot
1.35 ac
Current owner
From public records · entity-resolved
Tully Manor Partners LP
Entity
Mailing address
2020 STANDIFORD AVE STE A, MODESTO, CA 95350-6530
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2024
$12,600,000
Tully Manor Partners LP
Tully Manor Investments LLC
Grant Deed
$7,252,000 · Oak Valley Community Bank
Jul 12, 2011
—
Tully Manor Investments LLC
Mdsft LLC
Grant Deed
—
Dec 1, 2010
—
Mdsft LLC
Stone Max D Family Trust
Grant Deed
—
Feb 28, 1997
—
Stone Trust
American Investment Co
Grant Deed
related
—
Feb 15, 1996
—
American Investment Co
Tully Manor Investment Trust
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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