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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Office Spaces
4335 Star Way Ste F Modesto, CA 95356-8628
Trust Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2286148
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2006
Construction
WOOD
Total area
4,958 SF
Lot
0.53 ac (23,086 SF)
APN
046-004-071-000
UPID
US10-2286148
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
-
Valley Wound Healing Center Inc Medical Clinic
-
Architecture Plus Inc Architect
-
Pacific Coast Commodity Sales, Inc. Association Or Organization
-
The Community Brunch Charitable Organization Social Service Agency
-
HUB International Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.07M
Comparable Approach
Comparable
$821k
Blend (final)
Blend
$1.06M
Owner & transaction history
Costa,d J & D L 1997 Trust · 10 yrs held
Costa,d J & D L 1997 Trust
since 2015
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,155,000
6.5%
$1,065,000
7%
$990,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,360,000
Current use
MEDICAL BUILDING
$1,615,000
Change: +19% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,135,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±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
$213 / 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
$13,169
Tax year 2024
Assessed value
$1,160,580
Assessed 2024
Previous assessed
$1,160,580
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$295,947
Assessed improvement
$864,633
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
2006
Construction
WOOD
Heating
NONE
Total area
4,958 SF
Lot
0.53 ac (23,086 SF)
APN
046-004-071-000
UPID
US10-2286148
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
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
2006
Construction
WOOD
Heating
NONE
Lot
0.53 ac
Current owner
From public records · entity-resolved
Costa,d J & D L 1997 Trust
Trust
Mailing address
4300 SPYRES WAY, MODESTO, CA 95356-9259
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Dec 11, 2015
—
Costa,d J & D L 1997 Trust
Costa Ltd Partners LP
Quit Claim Deed
related
—
Mar 7, 2014
—
Costa Ltd Partners LP
960 Lone Palm Avenue LLC
Grant Deed
—
Sep 13, 2013
—
960 Lone Palm Avenue LLC
Beebe Family LP
Grant Deed
—
Dec 21, 2012
$354,500
Clifton E Hodge
Beebe Family LP
Grant Deed
$97,000 · Beebe Family LP
May 4, 2012
—
Beebe Family Trust
—
Deed Of Trust
related
$3,609,711 · Bank Of Stockton
Jun 30, 2010
—
Beebe Family Trust
—
Deed Of Trust
related
$4,153,971 · Modesto Commerce Bank
Dec 5, 2007
$1,266,000
Beebe Family
4701 Stoddard LLC
Grant Deed
—
Jun 24, 2005
—
Valley Ventures V LLC
—
Trustees Deed
related
$4,150,875 · Modesto Commerce Bank
Mar 31, 2005
$1,335,000
Valley Ventures V LLC
Berberian Properties LLC
Grant Deed
$801,000 · Union Safe Deposit 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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