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Property profile & analytics
OFF-MARKET
Estimated value
$12,600,000
Office Spaces
3340 Tully Rd Modesto, CA 95350-0838
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1290228
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1978
Construction
WOOD
Total area
23,766 SF
Lot
3.32 ac (144,619 SF)
APN
055-007-008-000
UPID
US09-1290228
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
-
C.N Zertuche DDS Dental Office
-
Stewart W Quisling Inc Medical Clinic
-
Creech Nancy Marriage Or Relationship Counselor Doctor
-
Karta Services Inc Immigration & Naturalization Service Consultant
-
Professional In Home TV Repair - Modesto Computer & Electronic Repair
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
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.4M
+43.0%
Auto repair, garage
$9.6M
+31.5%
Medical building
$7.7M
+6.2%
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
Alternative Use
Use
Estimation
RESTAURANT
$10,425,000
Change: +43% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,580,000
Change: +31% · Conversion: Difficult
MEDICAL BUILDING
$7,740,000
Change: +6% · Conversion: Easy
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
$530 / 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
$29,061
Tax year 2024
Assessed value
$2,625,580
Assessed 2024
Previous assessed
$2,625,580
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$627,145
Assessed improvement
$1,998,435
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
1978
Construction
WOOD
Heating
NONE
Stories
1
Units
11
Total area
23,766 SF
Lot
3.32 ac (144,619 SF)
APN
055-007-008-000
UPID
US09-1290228
Jurisdiction
STANISLAUS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$10.4M
AUTO REPAIR, GARAGE
Est. value
$9.6M
MEDICAL BUILDING
Est. value
$7.7M
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1978
Construction
WOOD
Heating
NONE
Stories
1
Units
11
Lot
3.32 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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