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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Hotels
581 9th St Modesto, CA 95351-4036
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-0483259
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1939
Construction
WOOD
Total area
6,890 SF
Lot
1.1 ac (47,916 SF)
APN
038-012-017-000
UPID
US09-0483259
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
-
Budget Inn Hotel & Motel Bed & Breakfast
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$485k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
Ritaben P Patel · 5 yrs held
Ritaben P Patel
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$890,000
+256.1%
Medical building
$835,000
+234.9%
Industrial (general)
$695,000
+178.0%
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
$485,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$890,000
Change: +256% · Conversion: Difficult
MEDICAL BUILDING
$835,000
Change: +235% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$695,000
Change: +178% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$78 / 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
$9,850
Tax year 2024
Assessed value
$830,547
Assessed 2024
Previous assessed
$830,547
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$281,220
Assessed improvement
$549,327
Applied tax rate
80.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1939
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
WALL UNIT
Stories
1
Units
20
Total area
6,890 SF
Lot
1.1 ac (47,916 SF)
APN
038-012-017-000
UPID
US09-0483259
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
RETAIL STORES
Est. value
$890,000
MEDICAL BUILDING
Est. value
$835,000
INDUSTRIAL (GENERAL)
Est. value
$695,000
RETAIL STORES
MEDICAL BUILDING
INDUSTRIAL (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
1939
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Units
20
Lot
1.1 ac
Current owner
From public records · entity-resolved
Ritaben P Patel
Individual
Mailing address
581 S 9TH ST, MODESTO, CA 95351-4036
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2021
—
Ritaben P Patel
Jayeshkumar N Patel
Intrafamily Transfer
related
—
Mar 17, 2016
—
Jayeshkumar N Patel
Patel,jayeshkumar N
Quit Claim Deed
related
—
Jun 25, 2012
—
Jayeshkumar N Patel
Patel,prafulchandra N & Ritaben P
Quit Claim Deed
related
—
Jun 24, 2004
—
Prafulchandra N Patel
Patel,prafulchandra N & Ritaben P
Quit Claim Deed
related
$170,000 · Tri Counties Bank
May 31, 2000
$25,000
Prafulchandra N Patel
Patel,jerambhai N & Laxiben J
Grant Deed
related
—
Dec 2, 1997
—
Jerambhai N Patel
Patel,davendra J & Sudhaben D
Quit Claim Deed
related
—
Apr 12, 1996
—
Devendra J Patel
Patel,kantubhai J & Kumudben K
Quit Claim Deed
related
—
Jun 1, 1995
$25,000
Kantubhai J Patel
Panchal,ramesh & Sumitra
Grant Deed
related
—
Jul 7, 1992
$272,000
Ramesh Panchal
Panchal,harishan
Grant Deed
related
$300,000 · Seller
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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