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Property profile & analytics
OFF-MARKET
Estimated value
$5,545,000
Office Spaces
605 Standiford Ave Modesto, CA 95350-1000
Individually Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1582894
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1990
Construction
WOOD
Total area
24,737 SF
Lot
1.67 ac (72,745 SF)
APN
055-062-001-000
UPID
US09-1582894
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
-
Brenda Olson, Finance of America Mortgage LLC Loan Service Bank
-
Kari Breaux, Realtor® Century 21 M&M and Associates Lic#01860900 Real Estate Agency
-
Jordi Peraza, Finance of America Mortgage LLC Loan Service Bank
-
Luciano M. Silveira Real Estate Agency
-
Maninder Dhillon Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.31M
Comparable Approach
Comparable
$7.08M
Blend (final)
Blend
$5.55M
Owner & transaction history
David W Theodore · 18 yrs held
David W Theodore
since 2007
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.1M
+6.2%
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%
$5,750,000
6.5%
$5,310,000
7%
$4,930,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,585,000
Current use
MEDICAL BUILDING
$8,060,000
Change: +6% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$7,235,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$5.55M
Range $4.99M – $6.10M · ±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
$224 / 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
$42,436
Tax year 2024
Assessed value
$3,834,000
Assessed 2024
Previous assessed
$3,834,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$873,000
Assessed improvement
$2,961,000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
14
Total area
24,737 SF
Lot
1.67 ac (72,745 SF)
APN
055-062-001-000
UPID
US09-1582894
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
COMMERCIAL (GENERAL) Current
Est. value
$7.6M
MEDICAL BUILDING
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.2M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1990
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
14
Lot
1.67 ac
Current owner
From public records · entity-resolved
David W Theodore
Individual
Mailing address
4009 WASHINGTON BLVD, LIVINGSTON, CA 95334-9610
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 5, 2017
—
David W Theodore
—
Deed
related
$2,062,500 · Bank Of Stockton
Oct 12, 2007
—
David W Theodore
605 Standiford LLC
Grant Deed
$2,500,000 · Symetra Life Insurance Co
Aug 25, 2006
—
605 Standiford LLC
Melo & Matos Ptshp
Grant Deed
—
May 5, 2004
—
Melo & Matos Partnership
Melo,john
Quit Claim Deed
related
—
Apr 22, 2002
—
John N Melo
Melo,joann
Quit Claim Deed
related
—
Apr 16, 2002
—
Larry A Matos
Jamestown Investment Co
Grant Deed
$1,600,000 · County Bank
Dec 23, 1992
$2,180,000
Jamestown Inv Cdo
Modesto Banking
Grant Deed
$1,889,049 · Seller
Jan 21, 1992
$253,280
Modesto Banking
605,standiford
Trustees Deed
related
—
—
—
David W Theodore
—
Deed Of Trust
related
$765,166 · Jamestown Investment Co
—
—
David W Theodore
—
Deed Of Trust
related
$2,062,500 · Bank Of Stockton
—
—
Melo Ptshp
—
Deed Of Trust
related
$1,570,000 · Oak Valley Community Bank
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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