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Property profile & analytics
OFF-MARKET
Estimated value
$1,565,000
Office Spaces
602 Lyell Dr Modesto, CA 95356-8997
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4986141
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2018
Construction
WOOD
Total area
6,914 SF
Lot
0.55 ac (23,958 SF)
Zoning code
COU P-I
APN
046-004-052-000
UPID
US09-4986141
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
-
Black Water Consulting Engineers, Inc. Engineer
-
Transworld Business Advisors of Tri-Valley Financial Consultant Tax Consultant
-
Realtor Duane Burrows Real Estate Agency
-
Meyers Brothers Pest Control Service Garden Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.49M
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.57M
Owner & transaction history
J And H Limited LLC · 8 yrs held
J And H Limited LLC
since 2018
3 recorded transactions
Zoning & alternative use
COU P-I · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+18.8%
Apartment house (5+ units)
$2.0M
+6.7%
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%
$1,610,000
6.5%
$1,485,000
7%
$1,380,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,895,000
Current use
MEDICAL BUILDING
$2,250,000
Change: +19% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,020,000
Change: +7% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,670,000
Change: -12% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,580,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.57M
Range $1.41M – $1.72M · ±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
$226 / 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
$20,670
Tax year 2024
Assessed value
$1,837,869
Assessed 2024
Previous assessed
$1,837,869
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$306,767
Assessed improvement
$1,531,102
Applied tax rate
109.0000
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
2018
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
6,914 SF
Lot
0.55 ac (23,958 SF)
Zoning code
COU P-I
APN
046-004-052-000
UPID
US09-4986141
Jurisdiction
STANISLAUS
Zoning & alternative use
COU P-I · Modesto, CA
Zoning COU P-I · permitted uses
COU P-I · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
2018
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
0.55 ac
Current owner
From public records · entity-resolved
J And H Limited LLC
Entity
Mailing address
11420 VLY OAK DR, OAKDALE, CA 95361-9545
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2018
—
J And H Limited LLC
Jeffrey M Black
Grant Deed
$2,041,500 · Wells Fargo Bank NA
Aug 31, 2017
$275,000
Black,jeffrey & Heather Living Trust
Dinottia,richard H
Grant Deed
—
Jul 13, 2017
—
Richard H Dinottia
Dinottia,richard H
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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