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Property profile & analytics
OFF-MARKET
Estimated value
$9,655,000
Manufacturing properties
506 El Roya Ave Modesto, CA 95354-4170
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2963478
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1990
Construction
STEEL FRAME
Total area
86,800 SF
Lot
6.18 ac (269,200 SF)
APN
036-008-037-000
UPID
US10-2963478
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.88M
CAP Approach
CAP
$12.72M
Comparable Approach
Comparable
$12.49M
Blend (final)
Blend
$9.66M
Owner & transaction history
Kellen R Aura · 5 yrs held
Kellen R Aura
since 2021
Last sale
$6.1M
7 recorded transactions
Zoning & alternative use
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
$9,925,000
ML approach
$6,875,000
CAP Approach
CAP Return
Estimation
6%
$13,780,000
6.5%
$12,720,000
7%
$11,810,000
Blend value · Realmo final
$9.66M
Range $8.69M – $10.62M · ±10% · vs last sale $6.10M (Jun 11 2021)
Last sale anchor
$6.10M
Jun 11 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
$111 / 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
$80,843
Tax year 2024
Assessed value
$6,671,238
Assessed 2024
Previous assessed
$6,671,238
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,030,213
Assessed improvement
$5,641,025
Applied tax rate
59.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1990
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
3
Total area
86,800 SF
Lot
6.18 ac (269,200 SF)
APN
036-008-037-000
UPID
US10-2963478
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
Building & site characteristics
From public records
Year built
1990
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
3
Lot
6.18 ac
Current owner
From public records · entity-resolved
Kellen R Aura
Individual
Mailing address
770 HAPPY VLY RD, PLEASANTON, CA 94566-9741
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
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 11, 2021
—
Kellen R Aura
Aura Hardwood Lumber Nc
Quit Claim Deed
related
$2,915,000 · Wells Fargo Bank NA
Jul 25, 2018
—
Aura Living Trust
—
Deed
related
$3,050,000 · Wells Fargo Bk
Jul 13, 2018
$6,100,000
Kellen R Aura
Whaleback El Roya LLC
Grant Deed
$3,050,000 · Wells Fargo Bank NA
Jul 3, 2014
—
Whaleback El Roya LLC
—
Grant Deed
related
$3,000,000 · Yosemite Prod Cr Pca
Apr 5, 2013
$2,100,000
Whaleback El Roya LLC
Jamke
Grant Deed
$1,000,000 · Jamke
Oct 26, 2012
—
Jamke
Old Republic Title Co
Trustees Deed
related
—
Oct 21, 2005
—
Meyer Family Trust
Meyer,jeffrey R & Kimberly A
Quit Claim Deed
related
—
Dec 31, 2003
—
Steven M Young
Young,laurel
Quit Claim Deed
related
—
Dec 31, 2003
$2,750,000
Jeffrey R Meyer
Hopper,patsy R
Grant Deed
$1,250,000 · Bank Of America
Feb 13, 2003
—
P Hopper
Hopper,tr
Quit Claim Deed
related
—
Jul 1, 1998
—
El Roy Trust
Hopper,patsy R
Grant Deed
related
—
Jun 30, 1998
—
Patsy R Hopper
Hopper,james
Quit Claim Deed
related
$770,000 · Oak Valley Community Bank
May 18, 1998
—
Patsy R Hopper
El Royo Trust
Grant Deed
related
—
Dec 23, 1997
—
Elroyo Trust
Elroyo Trust
Quit Claim Deed
related
—
May 14, 1996
—
Omni Estate Services INC
Young,steve
Grant Deed
related
—
Jun 8, 1990
—
Steve M Young SR.
—
Grant Deed
related
$1,000,000 · Pacific Valley National Bank
Oct 3, 1989
$200,000
Steve Young
645 Assoc
Grant Deed
—
—
—
Jeffrey R Meyer
—
Deed Of Trust
related
$1,000,000 · Success Cap Expansion & Dev
—
—
Aura Living Trust
—
Deed Of Trust
related
$3,050,000 · Wells Fargo Bk
—
—
Jeffrey R Meyer
—
Deed Of Trust
related
$412,500 · Elroyo Trust
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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