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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Office Spaces
502 13th St Modesto, CA 95354-2438
Individually Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3037979
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1927
Construction
WOOD
Total area
1,561 SF
Lot
0.09 ac (3,920 SF)
APN
106-017-011-000
UPID
US10-3037979
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
-
Strategic Legal Group, PC Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$590k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$582k
Blend (final)
Blend
$585k
Owner & transaction history
Alan Eighmey · 6 yrs held
Alan Eighmey
since 2020
Last sale
$379,000
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$645,000
+57.6%
Medical building
$510,000
+24.6%
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
$615,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$410,000
Current use
AUTO REPAIR, GARAGE
$645,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$510,000
Change: +25% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$355,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $379k (May 29 2020)
Last sale anchor
$379k
May 29 2020
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
$375 / 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
$3,970
Tax year 2024
Assessed value
$348,463
Assessed 2024
Previous assessed
$348,463
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$107,219
Assessed improvement
$241,244
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1927
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
1,561 SF
Lot
0.09 ac (3,920 SF)
APN
106-017-011-000
UPID
US10-3037979
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
$410,000
AUTO REPAIR, GARAGE
Est. value
$645,000
MEDICAL BUILDING
Est. value
$510,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$355,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
1927
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Alan Eighmey
Individual
Free & Clear · 6 yrs held
Mailing address
1833 GREENFIELD DR, TURLOCK, CA 95382-8659
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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 29, 2020
—
Alan Eighmey
Steve & Carol Trust
Quit Claim Deed
—
Oct 11, 2006
—
Smith Steve & Carol Trust
Smith,steven A & Carol G
Quit Claim Deed
related
—
Aug 8, 2005
$379,000
Steven A Smith
Birch,michael W & Deanna L
Grant Deed
—
Mar 2, 1998
$125,000
Birch Michael W
Sherman Trust
Grant Deed
$95,000 · Seller
—
—
Michael W Birch
—
Deed Of Trust
related
$176,250 · 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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