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Property profile & analytics
OFF-MARKET
Estimated value
$34,160,000
Manufacturing properties
660 Mariposa Rd Modesto, CA 95354-4130
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-2084496
Property profile
Verified
Property type
Manufacturing properties
Use group
HEAVY MANUFACTURING
Year built
1968
Construction
TYPE NOT SPECIFIED
Total area
165,196 SF
Lot
15.57 ac (678,229 SF)
APN
036-015-007-000
UPID
US09-2084496
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
-
International Paper Co Distribution Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$24.21M
Comparable Approach
Comparable
$37.82M
Blend (final)
Blend
$34.16M
Owner & transaction history
INTERNATIONAL PAPER CO
INTERNATIONAL PAPER CO
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$53.8M
+62.1%
Apartment house (5+ units)
$48.3M
+45.6%
Restaurant
$48.3M
+45.4%
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%
$26,225,000
6.5%
$24,210,000
7%
$22,480,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$33,190,000
Current use
MEDICAL BUILDING
$53,815,000
Change: +62% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$48,315,000
Change: +46% · Conversion: Difficult
RESTAURANT
$48,255,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$43,195,000
Change: +30% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$37,775,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$34.16M
Range $30.74M – $37.58M · ±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
$207 / 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
$240,140
Tax year 2024
Assessed value
$20,198,081
Assessed 2024
Previous assessed
$20,198,081
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$439,869
Assessed improvement
$19,758,212
Applied tax rate
59.0000
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
HEAVY MANUFACTURING
Status
Off-Market
Year built
1968
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Units
1
Total area
165,196 SF
Lot
15.57 ac (678,229 SF)
APN
036-015-007-000
UPID
US09-2084496
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) Current
Est. value
$33.2M
MEDICAL BUILDING
Est. value
$53.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$48.3M
RESTAURANT
Est. value
$48.3M
COMMERCIAL (GENERAL)
Est. value
$43.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$37.8M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
COMMERCIAL (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
1968
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Units
1
Lot
15.57 ac
Current owner
From public records · entity-resolved
INTERNATIONAL PAPER CO
Individual
Free & Clear · 0 yrs held
Mailing address
6 ARROW RD STE #100, RAMSEY, NJ 07446-1254
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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