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Property profile & analytics
OFF-MARKET
Estimated value
$2,185,000
Manufacturing properties
3400 Finch Rd Modesto, CA 95354-4125
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1479334
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1981
Construction
TILT-UP CONCRETE
Total area
9,000 SF
Lot
15.02 ac (654,271 SF)
APN
039-011-009-000
UPID
US09-1479334
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
-
Parker-Hannifin Racor Division Industrial Manufacturer Production Facility
-
Sound Express Mobile Entertainment Nightclub Music Venue
-
Willow Floral Design (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.50M
CAP Approach
CAP
$1.32M
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$2.19M
Owner & transaction history
Endsley Folsom LP · 7 yrs held
Endsley Folsom LP
since 2019
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.9M
+62.1%
Apartment house (5+ units)
$2.6M
+45.6%
Restaurant
$2.6M
+45.4%
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
$1,495,000
CAP Approach
CAP Return
Estimation
6%
$1,430,000
6.5%
$1,320,000
7%
$1,225,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,810,000
Current use
MEDICAL BUILDING
$2,930,000
Change: +62% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,630,000
Change: +46% · Conversion: Difficult
RESTAURANT
$2,630,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,355,000
Change: +30% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,060,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.19M
Range $1.97M – $2.40M · ±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
$243 / 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
$156,440
Tax year 2024
Assessed value
$11,794,220
Assessed 2024
Previous assessed
$11,794,220
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$3,216,605
Assessed improvement
$8,577,615
Applied tax rate
59.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Total area
9,000 SF
Lot
15.02 ac (654,271 SF)
APN
039-011-009-000
UPID
US09-1479334
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
RESTAURANT
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
COMMERCIAL (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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Lot
15.02 ac
Current owner
From public records · entity-resolved
Endsley Folsom LP
Entity
Mailing address
1121 K ST, MODESTO, CA 95354-0816
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2022
—
Endsley Folsom LP
—
Deed
related
$56,100,000 · Wells Fargo Bank NA
Jul 10, 2019
$11,000,000
Endsley Folsom LP
Parker Hannifin Corporation
Grant Deed
$8,000,000 · Wells Fargo Bank NA
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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