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Property profile & analytics
OFF-MARKET
Estimated value
$2,475,000
Manufacturing properties
508 Winmoore Way Modesto, CA 95358-5750
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3052337
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1988
Construction
STEEL FRAME
Total area
20,000 SF
Lot
1.29 ac (56,192 SF)
Zoning code
M2
APN
086-011-056-000
UPID
US10-3052337
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
-
LSP Products Group Inc Plumbing Service Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.48M
Owner & transaction history
Enviro Tech Chemical Svcs INC · 6 yrs held
Enviro Tech Chemical Svcs INC
since 2019
6 recorded transactions
Zoning & alternative use
M2 · Modesto, CA
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,175,000
6.5%
$2,930,000
7%
$2,720,000
Blend value · Realmo final
$2.48M
Range $2.23M – $2.72M · ±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
$124 / 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
$30,319
Tax year 2024
Assessed value
$2,496,960
Assessed 2024
Previous assessed
$2,496,960
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$338,130
Assessed improvement
$2,158,830
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1988
Construction
STEEL FRAME
Heating
NONE
Total area
20,000 SF
Lot
1.29 ac (56,192 SF)
Zoning code
M2
APN
086-011-056-000
UPID
US10-3052337
Jurisdiction
STANISLAUS
Zoning & alternative use
M2 · Modesto, CA
Zoning M2 · permitted uses
M2 · 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.
Building & site characteristics
From public records
Year built
1988
Construction
STEEL FRAME
Heating
NONE
Lot
1.29 ac
Current owner
From public records · entity-resolved
Enviro Tech Chemical Svcs INC
Entity
Free & Clear · 6 yrs held
Mailing address
500 WINMOORE WAY, MODESTO, CA 95358-5750
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2019
$2,516,582
Enviro Tech Chemical Svcs INC
Hap LP
Grant Deed
—
Dec 27, 2013
—
Hap LP
Enviro Tech Chemical Svcs INC
Quit Claim Deed
—
Dec 31, 2012
$1,000,500
Enviro Tech Chemical Svcs INC
Boone,curtis D & Myra
Grant Deed
—
Sep 2, 2005
$250,000
Boone C D
Frank R L & S S Family Trust
Grant Deed
—
Sep 2, 2005
—
Frank R L & S S Family Trust
Frank R L & S S Family Trust
Quit Claim Deed
related
—
Sep 2, 2005
$1,550,000
Curtis D Boone
Frank R L & S S Family Trust
Grant Deed
$860,000 · Bank Of Agriculture & Commerce
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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