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Property profile & analytics
OFF-MARKET
Estimated value
$6,240,000
Medical Office Space
401 Paradise Rd Modesto, CA 95351-3163
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1827201
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2002
Construction
WOOD
Total area
27,157 SF
Lot
2.97 ac (129,373 SF)
APN
030-020-031-000
UPID
US09-1827201
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
-
Walgreens Pharmacy
-
Golden Valley Health Centers - Medical Clinic Medical Clinic
-
Stanislaus County Health Services State Government Office
-
SHRADDHA SHAH, MD Pediatrician Physician
-
Walgreens Photo (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.64M
Comparable Approach
Comparable
$5.16M
Blend (final)
Blend
$6.24M
Owner & transaction history
Gre Modestd LLC · 12 yrs held
Gre Modestd LLC
since 2014
7 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%
$7,195,000
6.5%
$6,640,000
7%
$6,170,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$8,845,000
Current use
APARTMENT HOUSE (5+ UNITS)
$7,945,000
Change: -10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$7,105,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$6.24M
Range $5.62M – $6.86M · ±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
$230 / 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
$110,919
Tax year 2024
Assessed value
$9,734,788
Assessed 2024
Previous assessed
$9,734,788
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,118,896
Assessed improvement
$8,615,892
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
NONE
Total area
27,157 SF
Lot
2.97 ac (129,373 SF)
APN
030-020-031-000
UPID
US09-1827201
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
MEDICAL BUILDING Current
Est. value
$8.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.9M
COMMERCIAL (GENERAL)
Est. value
$7.1M
MEDICAL BUILDING Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2002
Construction
WOOD
Heating
NONE
Lot
2.97 ac
Current owner
From public records · entity-resolved
Gre Modestd LLC
Entity
Mailing address
23462 PALM DR, CALABASAS, CA 91302-1876
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2014
$8,100,000
Gre Modestd LLC
Gary R Farrar
Grant Deed
$5,200,000 · Jpmorgan Chase Bank NA
Dec 31, 2012
—
Kimberly A Soranno
Soranno,diana L
Quit Claim Deed
related
—
Sep 15, 2011
—
Diana L Soranno
Soranno Leonard J
Quit Claim Deed
related
—
Feb 22, 2010
—
Coppedge Timothy & Kelly Trust
Coppedge,kelly
Quit Claim Deed
related
—
Nov 18, 1999
—
Soranno Trust
Soranno,leonard J & Diana L
Quit Claim Deed
related
—
Sep 30, 1999
$250,000
Leonard J Soranno
Yosemite Properties
Grant Deed
—
—
—
Soranno L J & D L 1998 Trust
—
Deed Of Trust
related
$2,000,000 · Kimberly A & Diana L Soranno
—
—
Leonard J Soranno
—
Deed Of Trust
related
$3,415,000 · County Bank
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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