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Property profile & analytics
OFF-MARKET
Estimated value
$1,205,000
Medical Office Space
500 Standiford Ave Modesto, CA 95350-1038
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1985875
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1955
Construction
WOOD
Total area
3,155 SF
Lot
0.51 ac (22,215 SF)
APN
055-029-008-000
UPID
US10-1985875
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
-
Center of Dental Implants Dental Office
-
Pelandale Dental Care Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
$770k
Comparable Approach
Comparable
$1.36M
Blend (final)
Blend
$1.21M
Owner & transaction history
Param Lavanya LLC · 5 yrs held
Param Lavanya LLC
since 2021
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+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
$1,440,000
ML approach
$1,395,000
CAP Approach
CAP Return
Estimation
6%
$835,000
6.5%
$770,000
7%
$715,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,030,000
Current use
AUTO REPAIR, GARAGE
$1,270,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$970,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.21M
Range $1.08M – $1.33M · ±10% · vs last sale $1.13M (Jun 17 2021)
Last sale anchor
$1.13M
Jun 17 2021
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
$382 / 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
$10,865
Tax year 2024
Assessed value
$981,617
Assessed 2024
Previous assessed
$981,617
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$403,259
Assessed improvement
$578,358
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
1955
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
3
Total area
3,155 SF
Lot
0.51 ac (22,215 SF)
APN
055-029-008-000
UPID
US10-1985875
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
$1.0M
AUTO REPAIR, GARAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$970,000
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
1955
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.51 ac
Current owner
From public records · entity-resolved
Param Lavanya LLC
Entity
Mailing address
1244 ROBERT CT, RIPON, CA 95366-9380
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2021
$1,125,000
Param Lavanya LLC
Lee Callin
Grant Deed
$1,145,000 · Live Oak Banking Company
Mar 12, 2012
$114,000
Callin Lee
Bank Of Ny Mellon 2005-ar8
Grant Deed
—
Jul 29, 2010
$235,642
Sami II Trust 2005-ar8
Recontrust Co NA
Trustees Deed
related
—
Oct 14, 2005
$650,000
Sergio Esparza
Tigerino,douglas M
Grant Deed
$520,000 · Expanded Mortgage Credit
Dec 17, 2003
—
Martin,tr
Martin,jobelle J
Quit Claim Deed
related
$100,000 · Pacific Service Employees FCU
Jul 16, 2003
—
Douglas M Tigerino
Tigerino,martha O
Quit Claim Deed
related
—
Jul 16, 2003
$255,000
Douglas M Tigerino
Hannah,tr
Grant Deed
$192,000 · Wells Fargo Home Mortgage INC
Apr 11, 2001
—
Hannah Trust
Olmsted,donald
Grant Deed
related
—
Feb 8, 2001
$78,725
Danbe Corp Trustee
Olmstead,donald L
Trustees Deed
—
Sep 17, 1998
—
Hannan Trust
Hannah,david & Natalie J
Quit Claim Deed
related
—
Aug 31, 1990
—
David Hannah
Hannah,trust
Quit Claim Deed
related
$75,000 · World Savings & Loan
—
—
Hannah Trust
—
Deed Of Trust
related
$75,000 · Individual
—
—
Vel Rogers
—
Deed Of Trust
related
$30,000 · Individual
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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