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Property profile & analytics
OFF-MARKET
Estimated value
$21,860,000
Warehouses
4900 Stoddard Rd Modesto, CA 95356-9389
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5276824
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2002
Construction
TILT-UP CONCRETE
Total area
139,552 SF
Lot
12.58 ac (547,984 SF)
Zoning code
COU P-I
APN
078-013-046-000
UPID
US09-5276824
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
-
MTC Fundraising Big Box & Wholesale Store Food Market
-
Harbor Wholesale Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$21.86M
CAP Approach
CAP
$22.89M
Comparable Approach
Comparable
$18.14M
Blend (final)
Blend
$21.86M
Owner & transaction history
Mountains To Coast Properties LLC · 2 yrs held
Mountains To Coast Properties LLC
since 2024
Last sale
$21.9M
3 recorded transactions
Zoning & alternative use
COU P-I · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$33.7M
+140.3%
Neighborhood: shopping center
$31.9M
+127.8%
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
$21,860,000
ML approach
$21,860,000
CAP Approach
CAP Return
Estimation
6%
$24,790,000
6.5%
$22,885,000
7%
$21,250,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$14,010,000
Current use
INDUSTRIAL (GENERAL)
$33,670,000
Change: +140% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$31,910,000
Change: +128% · Conversion: Moderate
Blend value · Realmo final
$21.86M
Range $19.67M – $24.05M · ±10% · vs last sale $21.86M (Mar 29 2024)
Last sale anchor
$21.86M
Mar 29 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
$157 / 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
$253,488
Tax year 2024
Assessed value
$20,563,200
Assessed 2024
Previous assessed
$20,563,200
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,515,320
Assessed improvement
$18,047,880
Applied tax rate
96.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
139,552 SF
Lot
12.58 ac (547,984 SF)
Zoning code
COU P-I
APN
078-013-046-000
UPID
US09-5276824
Jurisdiction
STANISLAUS
Zoning & alternative use
COU P-I · Modesto, CA
Zoning COU P-I · permitted uses
COU P-I · 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
WAREHOUSE, STORAGE Current
Est. value
$14.0M
INDUSTRIAL (GENERAL)
Est. value
$33.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$31.9M
WAREHOUSE, STORAGE Current
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
12.58 ac
Current owner
From public records · entity-resolved
Mountains To Coast Properties LLC
Entity
Free & Clear · 2 yrs held
Mailing address
3901 HOGUM BAY RD NE, LACEY, WA 98516-3136
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2024
—
Mountains To Coast Properties LLC
Ederer Industrial Partners LLC
Intrafamily Transfer
related
—
Nov 29, 2022
$21,860,000
Mountains To Coast Properties LLC
Mtc Distributing
Grant Deed
$13,200,000 · Columbia State Bank
Aug 18, 2014
—
Mtc Distributing
Mtc Distributing
Quit Claim Deed
related
—
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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