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Property profile & analytics
OFF-MARKET
Estimated value
$1,495,000
Office Spaces
3421 Tully Rd Modesto, CA 95350-0839
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1378691
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1973
Construction
WOOD
Total area
10,544 SF
Lot
1.09 ac (47,480 SF)
APN
054-002-067-000
UPID
US09-1378691
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
-
Nor-Cal Foods Association / Organization Restaurant
-
PrideStaff Employment Agency
-
Realty World Real Estate Agency
-
Michele Corgiat Counselor
-
DF Engineering, Inc. (formerly DeLaMare-Fultz) Civil Engineer Land Surveyor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$1.50M
Owner & transaction history
Hrb Property Holdings LLC · 1 yrs held
Hrb Property Holdings LLC
since 2025
Last sale
$1.2M
6 recorded transactions
Zoning & alternative use
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±10% · vs last sale $1.23M (Feb 16 2025)
Last sale anchor
$1.23M
Feb 16 2025
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
$142 / 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
$9,304
Tax year 2024
Assessed value
$840,623
Assessed 2024
Previous assessed
$840,623
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$200,508
Assessed improvement
$640,115
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
1973
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Total area
10,544 SF
Lot
1.09 ac (47,480 SF)
APN
054-002-067-000
UPID
US09-1378691
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
Building & site characteristics
From public records
Year built
1973
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Lot
1.09 ac
Current owner
From public records · entity-resolved
Hrb Property Holdings LLC
Entity
Mailing address
2020 STANDIFORD AVE STE A, MODESTO, CA 95350-6530
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2025
$1,225,000
Hrb Property Holdings LLC
Tully Manor Partners LP
Grant Deed
$810,000 · Oak Valley Community Bank
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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