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Recreational - Vacant LandPublic Works
$648,658$418 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 89How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $218,000 on Mar 30, 2009

6454 BLUE GUM AVE

MODESTO, CA 95358
3
Beds
2
Baths
1,550 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
3.03 ac
Lot SizeThe size of the land the home sits on, from county records.
2001
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$649K
$579K low$718K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$218,000 · Mar 30, 2009

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,086 (2026)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$345,395 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$241,677
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$103,718
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$338,624

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.37
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
79
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
51
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
11
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
45
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Recreational - Vacant Land
CountySTANISLAUS
ConstructionThe main material the home's frame and walls are built from.Manufactured (Unspecified)
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(6)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Foreclosure Filings(1)

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Hart-Ransom Elementary SchoolB+
Elementary · Grades KG–8 · 2.6 mi
H
Modesto High SchoolC-
High · Grades 9–12 · 6.1 mi

District: Hart-Ransom Union Elementary School District

Neighborhood · ZIP 95358These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.71
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.83
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.175

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.10%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.14%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.4%
PopulationHow many people live in this area.33,414
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.274 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$71,990
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$96,223
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.13 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

6454 Blue Gum Ave measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 95% of homes in Modesto 95358
  • Costs more per square foot than 98% of homes in Stanislaus County
  • Has a bigger lot than 97% of homes in Modesto 95358
  • Newer than 91% of homes in Modesto 95358

What homes are worth in Modesto 95358

Each bar is how many homes fall in that price range. The marker is this home.

This home
$209K$823K

This home is worth more than 95% of homes in Modesto 95358.

How it measures up in Modesto 95358

The dot is this home. The mark in the middle is the typical home in Modesto 95358.

Estimated value$648,658
CheaperTypical $409,882Pricier

Pricier than 95% of homes nearby

Price per ft²$418
CheaperTypical $287Pricier

Pricier than 97% of homes nearby

Living area1,550 ft²
SmallerTypical 1,394 ft²Bigger

Bigger than 64% of homes nearby

Lot size3.03 ac
SmallerTypical 0.14 acBigger

Bigger than 97% of homes nearby

Year built2001
OlderTypical 1986Newer

Newer than 91% of homes nearby

How 6454 Blue Gum Ave ranks against every home in each area.
MeasureThis homeModesto 95358Stanislaus County
Estimated valuepricier than$648,65895% of homes92% of homes
Price per ft²pricier than$41897% of homes98% of homes
Living areabigger than1,550 ft²64% of homes48% of homes
Lot sizebigger than3.03 ac97% of homes97% of homes
Year builtnewer than200191% of homes80% of homes

About 6454 Blue Gum Ave

How much is 6454 Blue Gum Ave, Modesto, CA worth?

The TopHap Estimate for 6454 Blue Gum Ave, Modesto, CA is $648,658 as of Sep 24, 2026. The likely range is $579,393 to $717,923. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 6454 Blue Gum Ave, Modesto, CA last sell?

6454 Blue Gum Ave, Modesto, CA last sold on Mar 30, 2009 for $218,000, according to the county's recorded deed. TopHap holds 4 recorded sales for this parcel.

How big is 6454 Blue Gum Ave, Modesto, CA?

6454 Blue Gum Ave, Modesto, CA has 3 bedrooms, 2 bathrooms and 1,550 square feet of living space.

When was 6454 Blue Gum Ave, Modesto, CA built?

6454 Blue Gum Ave, Modesto, CA was built in 2001, making it 25 years old. The building has 1 story.

What schools serve 6454 Blue Gum Ave, Modesto, CA?

6454 Blue Gum Ave, Modesto, CA is assigned to Hart-Ransom Elementary School (elementary), rated B+; Modesto High School (high), rated C-. All sit in Hart-Ransom Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 6454 Blue Gum Ave, Modesto, CA compare to other homes in Modesto 95358?

Among the 7,004 homes in Modesto 95358, it is worth more than 95% of them ($648,658 against a typical $409,882), its price per square foot is higher than 97% of them ($418 against a typical $287), it is bigger than 64% of them (1,550 ft² against a typical 1,394 ft²), its lot is bigger than 97% of them (3.03 ac against a typical 0.14 ac) and it is newer than 91% of them (2001 against a typical 1986). Measured against all of Stanislaus County, it is worth more than 92% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 6454 Blue Gum Ave, Modesto, CA?

The 2026 property tax bill for 6454 Blue Gum Ave, Modesto, CA was $4,086. The county assessed it at $345,395.

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