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Property profile & analytics
OFF-MARKET
Estimated value
$1,165,000
Medical Office Space
4318 Spyres Way Modesto, CA 95356-9259
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1948651
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2005
Construction
WOOD
Total area
6,542 SF
Lot
0.62 ac (27,007 SF)
Zoning code
MOD C-M
APN
046-004-031-000
UPID
US09-1948651
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
-
Stephens Melody Physician
-
Golden Bear Physical Therapy Rehabilitation & Wellness Medical Clinic
-
Jarel Russell Physician
-
Tim Fernandes, DPT Physician
-
Bobby Ismail, PT Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.60M
Comparable Approach
Comparable
$715k
Blend (final)
Blend
$1.17M
Owner & transaction history
Bti Investments LLC · 10 yrs held
Bti Investments LLC
since 2016
5 recorded transactions
Zoning & alternative use
MOD C-M · Modesto, CA
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%
$1,735,000
6.5%
$1,600,000
7%
$1,485,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,915,000
Change: -10% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,795,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$1.17M
Range $1.05M – $1.28M · ±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
$178 / 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
$15,198
Tax year 2024
Assessed value
$1,347,190
Assessed 2024
Previous assessed
$1,347,190
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$225,109
Assessed improvement
$1,122,081
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2005
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Total area
6,542 SF
Lot
0.62 ac (27,007 SF)
Zoning code
MOD C-M
APN
046-004-031-000
UPID
US09-1948651
Jurisdiction
STANISLAUS
Zoning & alternative use
MOD C-M · Modesto, CA
Zoning MOD C-M · permitted uses
MOD C-M · 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
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.8M
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
2005
Construction
WOOD
Heating
NONE
Cooling
Yes
Lot
0.62 ac
Current owner
From public records · entity-resolved
Bti Investments LLC
Entity
Free & Clear · 10 yrs held
Mailing address
520 SHERRY CT, MODESTO, CA 95356-9571
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 5, 2021
—
Bti Investments LLC
—
Deed
related
$1,034,000 · Bank Of The West
May 23, 2016
—
Bti Investments LLC
Ismail 2009 Trust
Grant Deed
—
Dec 20, 2013
—
Ismail 2009 Trust
Ismail 2009 Trust
Quit Claim Deed
related
$742,000 · Bank Of The West
Mar 18, 2009
—
Ismail 2009 Trust
Ismail Trust
Quit Claim Deed
related
—
Aug 16, 2004
—
Ismail Trust
—
Trustees Deed
related
$888,000 · Modesto Commerce 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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