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Property profile & analytics
OFF-MARKET
Estimated value
$2,200,000
Super regional malls
1031 Orangeburg Ave Modesto, CA 95350-4163
Trust Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2079819
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1955
Construction
WOOD
Total area
19,068 SF
Lot
1.18 ac (51,400 SF)
APN
118-008-009-000
UPID
US09-2079819
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
-
Remember When Antiques Collectables & Gifts Home Decor Store (Bike/Boat/Book/etc) Store
-
The Birdsnest Home Decor Store (Bike/Boat/Book/etc) Store
-
Sheri’sVintage Works inside Remember When Antiques & Collectables Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$2.20M
Owner & transaction history
Nguyen,t T & Duong 2006 Trust · 6 yrs held
Nguyen,t T & Duong 2006 Trust
since 2019
4 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
$2.20M
Range $1.98M – $2.42M · ±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
$115 / 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
$17,802
Tax year 2024
Assessed value
$1,562,365
Assessed 2024
Previous assessed
$1,562,365
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$617,734
Assessed improvement
$944,631
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1955
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
1
Total area
19,068 SF
Lot
1.18 ac (51,400 SF)
APN
118-008-009-000
UPID
US09-2079819
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
1955
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
1
Lot
1.18 ac
Current owner
From public records · entity-resolved
Nguyen,t T & Duong 2006 Trust
Trust
Free & Clear · 6 yrs held
Mailing address
4205 PAPILLON DR, MODESTO, CA 95356-9308
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 17, 2019
—
Nguyen,t T & Duong 2006 Trust
Tung T Nguyen
Quit Claim Deed
related
—
Sep 4, 2013
$1,300,000
Tung T Nguyen
Steventon Jenny Trust
Grant Deed
$1,105,000 · Seacoast Commerce Bank
Sep 4, 2013
—
Robert M Steventon
Steventon Living Trust
Quit Claim Deed
related
—
Jun 13, 2007
—
Steventon Family Living Trust
Steventon Family Trust
Quit Claim 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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