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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
Manufacturing properties
705 Whitmore Ave Modesto, CA 95358-9317
Individually Owned
2-yr Hold
Free & Clear
Property ID
US09-5598527
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PROCESSING
Year built
1969
Construction
TILT-UP CONCRETE
Total area
25,764 SF
Lot
17.49 ac (761,864 SF)
APN
086-014-026-000
UPID
US09-5598527
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
-
Sovena Warehouse & Storage
-
Olam Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.69M
Blend (final)
Blend
$2.68M
Owner & transaction history
Boise Cascade Bldg Materials Distri · 2 yrs held
Boise Cascade Bldg Materials Distri
since 2024
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.68M
Range $2.41M – $2.94M · ±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
$104 / 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
$219,579
Tax year 2024
Assessed value
$19,645,364
Assessed 2024
Previous assessed
$19,645,364
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,666,168
Assessed improvement
$17,979,196
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
Manufacturing properties
Use group
FOOD PROCESSING
Status
Off-Market
Year built
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Total area
25,764 SF
Lot
17.49 ac (761,864 SF)
APN
086-014-026-000
UPID
US09-5598527
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
Building & site characteristics
From public records
Year built
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Lot
17.49 ac
Current owner
From public records · entity-resolved
Boise Cascade Bldg Materials Distri
Individual
Free & Clear · 2 yrs held
Mailing address
1111 W JEFFERSON ST STE #300, BOISE, ID 83702-5389
Ownership since
2024
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
Mar 13, 2024
—
Boise Cascade Bldg Materials Distri
Sovena USA INC
Lease
—
Mar 20, 2019
$10,400,000
Sovena USA INC
G3 Enterprises INC
Grant Deed
$10,190,327 · M & T Bank
Nov 8, 2018
—
G3 Ents INC
G3 Ents INC
Quit Claim Deed
related
—
Mar 8, 2017
$4,600,000
G3 Ents INC
Olam West Coast INC
Grant Deed
$3,200,000 · Bank Of America
Jul 20, 2010
—
Olam West Coast INC
Conagra Foods Food Ingredients
Grant 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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