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Property profile & analytics
OFF-MARKET
Estimated value
$1,940,000
Office Spaces
4285 Spyres Way Modesto, CA 95356-9270
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2901994
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2005
Construction
WOOD
Total area
6,400 SF
Lot
0.55 ac (23,958 SF)
Zoning code
PI
APN
046-004-055-000
UPID
US09-2901994
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
-
Principal Service Solutions Employment Agency
-
VECCHIO Trees Corporate Office
-
Stevens & Associates Investment Association Or Organization
-
Sierra View Tax & Consulting Accounting Firm
-
Hamilton & Company LLP Certified Public Accountants Accounting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.94M
CAP Approach
CAP
$1.38M
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.94M
Owner & transaction history
Mastagni Properties LP · 1 yrs held
Mastagni Properties LP
since 2024
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
PI · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+60.0%
Auto repair, garage
$2.6M
+47.1%
Medical building
$2.1M
+18.8%
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
$1,940,000
ML approach
$1,940,000
CAP Approach
CAP Return
Estimation
6%
$1,490,000
6.5%
$1,375,000
7%
$1,275,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,755,000
Current use
RESTAURANT
$2,805,000
Change: +60% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,580,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$2,085,000
Change: +19% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,870,000
Change: +7% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,545,000
Change: -12% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,465,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.94M
Range $1.75M – $2.13M · ±10% · vs last sale $1.94M (Aug 30 2024)
Last sale anchor
$1.94M
Aug 30 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
$303 / 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
$20,478
Tax year 2024
Assessed value
$1,820,523
Assessed 2024
Previous assessed
$1,820,523
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$265,681
Assessed improvement
$1,554,842
Applied tax rate
109.0000
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
2005
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
6,400 SF
Lot
0.55 ac (23,958 SF)
Zoning code
PI
APN
046-004-055-000
UPID
US09-2901994
Jurisdiction
STANISLAUS
Zoning & alternative use
PI · Modesto, CA
Zoning PI · permitted uses
PI · Modesto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Modesto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.8M
RESTAURANT
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
2005
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
0.55 ac
Current owner
From public records · entity-resolved
Mastagni Properties LP
Entity
Mailing address
1208 COUNTRYVIEW DR, MODESTO, CA 95356-9687
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
$1,941,000
Mastagni Properties LP
Bowen Cardoza LLC
Grant Deed
—
Oct 27, 2022
—
Bowen Cardoza LLC
—
Deed
related
$1,000,000 · Oak Valley Community Bank
Mar 15, 2017
$1,600,000
Bowen Cardoza LLC
Meredith C Hamilton
Grant Deed
$960,000 · Oak Valley Community Bank
Jan 3, 2014
—
Jeffrey R Hamilton
Hamilton,deanne
Quit Claim Deed
related
—
Jun 3, 2013
—
Steven P Sereno
Sereno,steven P & Sandee
Quit Claim Deed
related
—
Feb 14, 2008
$20,000
Meredith C Hamilton
Silva,lisa J
Grant Deed
—
Apr 12, 2005
—
Meredith C Hamilton
—
Trustees Deed
related
$1,140,000 · County Bank
Jul 22, 2004
$384,100
Vic-summit I LLC
Berbenan Properties LLC
Grant Deed
—
Jul 9, 2004
$192,000
Meredith C Hamilton
Berberian Properties LLC
Grant Deed
—
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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