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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Medical Office Space
4101 Tully Rd 1 Modesto, CA 95356-8980
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0030380
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2003
Construction
WOOD
Total area
3,000 SF
Lot
0.28 ac (12,362 SF)
APN
046-025-065-000
UPID
US09-0030380
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
-
Yung-Ming Kang DDS DScD; Yujie Huang DDS PhD Dental Office
-
James Hoyt, MD Plastic Surgery Physician Medical Clinic
-
Chan John DDS Dental Office
-
Dr. Ronald Champion Dental Office
-
Yung-Ming Kang D.D.S., D.Sc.D; Yujie Huang D.D.S., Ph.D. Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.27M
CAP Approach
CAP
$735k
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$990k
Owner & transaction history
Ir & E Ventures LLC · 5 yrs held
Ir & E Ventures LLC
since 2020
Last sale
$850,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+23.8%
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
$1,270,000
CAP Approach
CAP Return
Estimation
6%
$795,000
6.5%
$735,000
7%
$680,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$975,000
Current use
AUTO REPAIR, GARAGE
$1,210,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$820,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±10% · vs last sale $850k (Sep 14 2020)
Last sale anchor
$850k
Sep 14 2020
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
$330 / 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
$10,337
Tax year 2024
Assessed value
$902,026
Assessed 2024
Previous assessed
$902,026
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$169,793
Assessed improvement
$732,233
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
2003
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
3,000 SF
Lot
0.28 ac (12,362 SF)
APN
046-025-065-000
UPID
US09-0030380
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
$975,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$820,000
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
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
2003
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
0.28 ac
Current owner
From public records · entity-resolved
Ir & E Ventures LLC
Entity
Mailing address
906 RUBY CT, RIPON, CA 95366-2258
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 14, 2020
$850,000
Ir & E Ventures LLC
Wellstone Associates LLC
Grant Deed
$683,800 · Wells Fargo Bank NA
Feb 9, 2004
$600,000
Wellstone Associates LLC
Valley Ventures IV LLC
Grant Deed
$450,000 · Union Safe Deposit Bank
—
—
Wellstone Associates LLC
—
Deed Of Trust
related
$140,000 · Bank Of The West
—
—
Wellstone Associates LLC
—
Deed Of Trust
related
$645,000 · Bank Of The West
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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