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Property profile & analytics
OFF-MARKET
Estimated value
$3,140,000
Warehouses
960 Lone Palm Ave Modesto, CA 95351-1533
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0284318
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Construction
WOOD
Total area
43,156 SF
Lot
2.35 ac (102,366 SF)
APN
029-012-102-000
UPID
US09-0284318
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
-
Golden Valley Industries Meat Wholesaler Meat Packer
-
Barkley's Bag Department Store
-
W C Chemical Engineering Engineer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.66M
Blend (final)
Blend
$3.14M
Owner & transaction history
Gvi Food & Marketing LLC · 12 yrs held
Gvi Food & Marketing LLC
since 2014
7 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
$3.14M
Range $2.83M – $3.45M · ±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
$73 / 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
$20,722
Tax year 2024
Assessed value
$1,818,719
Assessed 2024
Previous assessed
$1,818,719
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$443,339
Assessed improvement
$1,375,380
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
10
Total area
43,156 SF
Lot
2.35 ac (102,366 SF)
APN
029-012-102-000
UPID
US09-0284318
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
1984
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
10
Lot
2.35 ac
Current owner
From public records · entity-resolved
Gvi Food & Marketing LLC
Entity
Mailing address
324 BRYAN DR, ALAMO, CA 94507-2858
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2014
—
Gvi Food & Marketing LLC
Costa Ltd Partners LP
Grant Deed
$1,117,500 · Farmers & Merchants Bk/ctrl Ca
Sep 5, 2013
—
Costa Ltd Partners
960 Lone Palm Avenue LLC
Quit Claim Deed
—
Jun 4, 2013
$1,490,000
960 Lone Palm Avenue LLC
Modesto Cold Storage
Grant Deed
—
Jun 2, 2000
$1,650,000
Modesto Cold Storage
Mackey,thomas B & Bonnie J
Grant Deed
$1,237,500 · Westamerica Bank
Dec 14, 1994
$1,200,000
Thomas B Mackey
Venturini,ronald & Maureen
Grant Deed
$720,000 · River City Bank
Apr 9, 1990
—
Ronald Venturini
Alcamo,john M
Grant Deed
$1,000,000 · Modesto Banking Co
—
—
Modesto Cold Storage
—
Deed Of Trust
related
$400,000 · Westamerica Bank
—
—
Modesto Cold Storage
—
Deed Of Trust
related
$1,000,000 · Westamerica 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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