Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Turn key restaurants
1101 Carpenter Rd Modesto, CA 95351-2191
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1926117
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2003
Construction
WOOD
Total area
4,230 SF
Lot
1.02 ac (44,431 SF)
Zoning code
PC
APN
081-052-045-000
UPID
US09-1926117
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
-
Fantastic Hair Salon Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$641k
Blend (final)
Blend
$1.04M
Owner & transaction history
Juan Bautisa Mendoza · 4 yrs held
Juan Bautisa Mendoza
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
PC · Modesto, CA
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
$1,035,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,705,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±10% · vs last sale $1.11M (Mar 2 2022)
Last sale anchor
$1.11M
Mar 2 2022
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
$246 / 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
$15,173
Tax year 2024
Assessed value
$1,331,711
Assessed 2024
Previous assessed
$1,331,711
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$444,250
Assessed improvement
$887,461
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Total area
4,230 SF
Lot
1.02 ac (44,431 SF)
Zoning code
PC
APN
081-052-045-000
UPID
US09-1926117
Jurisdiction
STANISLAUS
Zoning & alternative use
PC · Modesto, CA
Zoning PC · permitted uses
PC · Modesto, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Modesto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$1.7M
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2003
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Buildings
2
Lot
1.02 ac
Current owner
From public records · entity-resolved
Juan Bautisa Mendoza
Individual
Free & Clear · 4 yrs held
Mailing address
1114 POTTLE AVE, FRESNO, CA 93706-3132
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2022
$1,111,000
Juan Bautisa Mendoza
Vicente Martinez
Grant Deed
—
Jun 9, 2020
—
Martinez,v & B Trust
Blanca Martinez
Affidavit Of Death
related
—
Oct 28, 2016
—
Martinez,vicente & B Trust
—
Deed
related
$620,000 · The Socotra Fund LLC The Socotra Fund LLC
May 26, 2006
—
Martinez Vicente & B Trust
Martinez,vicente & Blanca
Quit Claim Deed
related
—
Dec 23, 2004
—
Vicente Martinez
—
Trustees Deed
related
$720,000 · County Bank
Mar 26, 2002
$400,000
Vicente Martinez
Hogan Mfg INC
Grant Deed
—
Jan 12, 1999
—
Modesto City (ca)
Hogan Mfg INC
Grant Deed
related
—
May 8, 1998
—
Modesto City (ca)
Hogan Mfg INC
Grant Deed
related
—
May 27, 1993
—
Hogan Mfg INC
Hinchey,john B &
Grant Deed
related
—
Nov 13, 1989
$163,000
Hinchey,john B &
Robinson,bob R
Trustees Deed
—
—
—
Martinez,vicente & B Trust
—
Deed Of Trust
related
$620,000 · The Socotra Fund LLC The Socotra Fund LLC
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1101 Carpenter Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
