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Property profile & analytics
OFF-MARKET
Estimated value
$10,775,000
Apartment buildings
601 Granger Ave Modesto, CA 95350-4164
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1938883
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1969
Construction
WOOD
Total area
62,712 SF
Lot
3.98 ac (173,368 SF)
APN
119-028-008-000
UPID
US09-1938883
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
-
Campos Verde East Apartments Apartment Building
-
MCP_Independent VOB Clinical Research Company Employment Agency
-
First Choice In Home Care Home Health Care Service
-
Javilafloors.com General Contractor Renovation Specialist
-
Hot X Media Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.84M
Comparable Approach
Comparable
$9.72M
Blend (final)
Blend
$10.78M
Owner & transaction history
C Y Clovis LLC · 13 yrs held
C Y Clovis LLC
since 2013
5 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$13,905,000
6.5%
$12,835,000
7%
$11,920,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$15,130,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$10.78M
Range $9.70M – $11.85M · ±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
$172 / 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
$55,284
Tax year 2024
Assessed value
$4,852,027
Assessed 2024
Previous assessed
$4,852,027
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,056,368
Assessed improvement
$3,795,659
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
6
Stories
1
Bathrooms
8
Total area
62,712 SF
Lot
3.98 ac (173,368 SF)
APN
119-028-008-000
UPID
US09-1938883
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
INDUSTRIAL (GENERAL)
Est. value
$15.1M
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
1969
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
6
Bathrooms
8
Lot
3.98 ac
Current owner
From public records · entity-resolved
C Y Clovis LLC
Entity
Mailing address
42030 VIA SAN LUIS REY, FREMONT, CA 94539-4785
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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 10, 2013
$4,010,000
C Y Clovis LLC
Durra,louis
Grant Deed
$2,019,000 · Greystone Servicing Corp
Aug 30, 2010
—
Louis Durra
Durra Joseph B & J K Trust
Quit Claim Deed
related
—
Oct 23, 2009
—
Eve D Vandenbol
Durra,joseph B
Affidavit Of Death
related
—
Mar 30, 1999
—
Durra Trust
Durra Trust
Quit Claim Deed
related
—
—
—
Durra Trust
—
Deed Of Trust
related
$1,600,000 · World Savings & Loan
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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