Modesto Multifamily Buyer
Sell Your Commercial Property In Modesto, CA
Skyline Capital Investments buys commercial apartment buildings of 5+ units in Modesto and across Stanislaus County — listed or off-market, stabilized or value-add. Get clear feedback on your deal, typically within 48 hours.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Areas We Target: Downtown Modesto · Village One · Ceres · Salida — Stanislaus County, CA
The Modesto Market
What Drives Rentals In Modesto
Modesto, in Stanislaus County, has 219,215 residents per ACS 2020-2024. Median household income is $79,891, and the median gross rent of $1,690 sits $346 below the California median. Renters hold 41.1% of occupied homes, and rental vacancy is 3.2%. Owners looking to sell commercial property in Modesto, CA face Proposition 13 reassessment, a 1.169445% tax rate in the core tax rate area and the state rent cap. Memorial Medical Center, Modesto Junior College and E. & J. Gallo Winery anchor local demand.
E. & J. Gallo Winery
Ernest and Julio Gallo founded the winery in Modesto in 1933 and moved bottling operations there in 1943.Memorial Medical Center
Sutter Health's Memorial Medical Center in Modesto is a 419-bed hospital serving Stanislaus County and the Central Valley.Modesto Junior College
Modesto Junior College reported an annual headcount of 24,806 students for the 2022-2023 academic year.Our Buy Box
What We Buy In Modesto
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
Local Market Data
Modesto Apartment Market
Figures gathered October 2026 from public market data.
Who rents in Modesto
Renters occupy 41.1% of Modesto's 72,989 occupied homes, per ACS 2020-2024 tenure data. Stanislaus County's renter share is 38.8%, per the county table.
Buildings with five or more units hold 13.1% of Modesto's 75,752 homes, per ACS units-in-structure data. Stanislaus County's share is 9.8%. Homes built before 1980 make up 54.8% of the stock, and the median year built is 1978, per ACS year-built data.
Rents and affordability in Modesto
Modesto's median gross rent is $1,690 a month, per ACS 2020-2024. That is $67 above Stanislaus County and $346 below California's $2,036 median. Under HUD's FY2027 fair market rents, a two-bedroom in the Modesto, CA MSA is $1,803.
| Unit size | HUD FY2027 FMR, Modesto, CA MSA |
|---|---|
| Studio | $1,276 |
| One-bedroom | $1,378 |
| Two-bedroom | $1,803 |
| Three-bedroom | $2,410 |
| Four-bedroom | $2,827 |
Source: HUD User fair market rents. In Modesto, 55.3% of renter households spend 30% or more of income on rent, per ACS table B25070.
Property taxes in Stanislaus County
Modesto tax rate area 002-001 carries a 1.169445% rate for 2025-26, per the Stanislaus County tax rate book. That is the 1% general levy plus 0.169445% for Modesto school and Yosemite college bonds.
On a $2,000,000 purchase, that rate equals $23,388.90 a year: $20,000 base plus $3,388.90 in bonds. Board of Equalization Publication 29 says a change in ownership resets value to market, and yearly increases are generally capped at 2%. Owners who sell commercial property in Modesto, CA also pay the $0.55 per $500 transfer tax, or $2,200 at that price.
Landlord rules in Modesto
Yearly rent increases are capped at 5% plus inflation, or 10%, whichever is lower, under Civil Code 1947.12. Housing with a certificate of occupancy from the previous 15 years is exempt.
Civil Code 1950.5 limits security deposits to one month's rent, or two months for qualifying small landlords. Refunds are due within 21 calendar days of move-out. Anyone planning to sell commercial real estate in Modesto, CA should hand buyers a clean deposit ledger.
What it means for an owner
Modesto pairs a 3.2% rental vacancy rate with rents $346 under the state median. If you plan to sell commercial property in Modesto, CA, 1970s-era stock and a 1.169445% tax rate shape how buyers price your building. Test your numbers with our cap rate calculator.
Skyline Capital Investments buys 5+ unit buildings across Downtown Modesto, Village One and nearby Ceres and Salida. Owners ready to sell commercial real estate in Modesto, CA can read how to sell your apartment building in Modesto.
Before You Sell
What Shapes A Modesto Offer
More about selling in California →Investing in Modesto? See apartment syndications in Modesto →
- Buildings with five or more units hold 13.1% of Modesto homes, versus 9.8% countywide.
- In Modesto, 54.8% of homes predate 1980, and the median year built is 1978.
- To sell multifamily property in Modesto, budget $2,200 in county transfer tax on $2,000,000.
Seller Guides
Modesto Seller Situations
Learn More
Taxes & Rules For Modesto Property
The California rules that shape any deal in Modesto: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Modesto Seller FAQ
What taxes apply when I sell commercial property in Modesto, CA?
A sale triggers reassessment under Proposition 13, so the buyer's bill restarts at market value. Modesto tax rate area 002-001 carries 1.169445% for 2025-26, or $23,388.90 on $2,000,000. Stanislaus County's transfer tax is $0.55 per $500, or $2,200.
How fast can I sell commercial real estate in Modesto, CA?
Speed depends mostly on the buyer's financing. A cash buyer skips loan approval and appraisal, so closing can move faster than a listed sale. Current leases, deposit ledgers and twelve months of operating statements for a Modesto building shorten buyer review.
Does the state rent cap cover older Modesto apartments?
Civil Code 1947.12 limits yearly increases to 5% plus inflation, or 10%, whichever is lower. Housing with a certificate of occupancy from the previous 15 years is exempt. The median Modesto home was built in 1978, per ACS 2020-2024.
What do apartments rent for in Modesto?
Modesto's median gross rent is $1,690 a month in ACS 2020-2024 data, slightly above Stanislaus County's $1,623. HUD's FY2027 fair market rent for a two-bedroom in the Modesto, CA MSA is $1,803. Rental vacancy in Modesto is 3.2%.
What drives rental demand when selling commercial property in Modesto?
Memorial Medical Center in Modesto is a 419-bed hospital. Modesto Junior College reported a 24,806-student headcount for 2022-2023. E. & J. Gallo Winery was founded in Modesto in 1933 and moved its bottling there in 1943.
What if my Modesto building has vacancies or deferred maintenance?
That is often where we add the most value. We buy buildings that need renovation, new management, or lease-up, and we account for that in our offer.
How does a sale to you work in Stanislaus County?
Send the address, unit count, and any financials. We give feedback, then a written letter of intent if it fits, followed by diligence and a closing date that works for you.
Can I sell rental property in Modesto with tenants in place?
Yes. We buy apartment buildings with tenants in place and keep existing leases intact. As a commercial real estate buyer focused on 5+ unit properties, we underwrite the current rent roll as it stands.
How fast can I sell my apartment building in Modesto?
Most owners get clear feedback within 48 hours of sending the address, unit count, and a rent roll. Closing is typically set around your timeline, including extra time for a 1031 exchange.
Submit A Deal
Selling A Building In Modesto?
A few details are enough to start. We respond to every Modesto submission, including off-market and pocket listings.
