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Property profile & analytics
OFF-MARKET
Estimated value
$1,310,000
Retail space
1111 I St Modesto, CA 95354-2334
Trust Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2661772
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,800 SF
Lot
0.32 ac (13,939 SF)
APN
105-026-003-000
UPID
US10-2661772
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
-
Stanislaus Council of Governments County Government Office
-
Delta Pacific Investment Management Corporate Office Financial Advisor
-
Sam and Dave's Market Food Market Farmer's Market
-
The Glass Slipper Wedding Photography Wedding Service Event Planning
-
PHP Agency Modesto Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
$1.62M
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.31M
Owner & transaction history
Garcia,h & L Trust · 9 yrs held
Garcia,h & L Trust
since 2017
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.0M
+108.7%
Restaurant
$2.0M
+108.5%
Commercial (general)
$1.8M
+86.6%
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
$1,065,000
CAP Approach
CAP Return
Estimation
6%
$1,760,000
6.5%
$1,620,000
7%
$1,505,000
Alternative Use
Use
Estimation
RETAIL STORES
$955,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,990,000
Change: +109% · Conversion: Difficult
RESTAURANT
$1,985,000
Change: +108% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,780,000
Change: +87% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,555,000
Change: +63% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,365,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$1.31M
Range $1.18M – $1.44M · ±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
$193 / 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
$56,331
Tax year 2024
Assessed value
$4,551,314
Assessed 2024
Previous assessed
$4,551,314
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$301,523
Assessed improvement
$4,249,791
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
4
Total area
6,800 SF
Lot
0.32 ac (13,939 SF)
APN
105-026-003-000
UPID
US10-2661772
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
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$955,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
RESTAURANT
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
4
Lot
0.32 ac
Current owner
From public records · entity-resolved
Garcia,h & L Trust
Trust
Mailing address
5121 TULLY RD, MODESTO, CA 95356-9106
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2017
—
Garcia,h & L Trust
Garcia,helder & Lori A
Quit Claim Deed
related
—
Sep 9, 2016
$4,000,000
Helder Garcia
Alc LLC
Grant Deed
$1,650,000 · Fremont Bank
May 24, 2012
$4,000,000
Alc LLC
Fremont Bk
Grant Deed
$3,000,000 · Fremont Bank
Sep 24, 2009
$5,000,000
Fremont Bk
Wt Capital Lender Services
Trustees Deed
related
—
Aug 25, 2005
—
West Lane Plaza LLC
—
Trustees Deed
related
$4,500,000 · County Bank
Sep 29, 2004
$431,618
West Lane Plaza LLC
Black Building LLC
Grant Deed
related
—
Sep 24, 2001
—
Black Building LLC
Aspesi,judy
Deed Of Trust
related
$1,300,000 · Madison Forbes Fin INC
Aug 1, 2001
—
Black Building LLC
Aspesi,fred
Grant Deed
related
—
Jul 30, 2001
—
Modesto County (ca)
Aspesi Trust
Quit Claim Deed
related
—
May 24, 2001
—
Fred Aspesi
Black Building LLC
Grant Deed
related
—
Aug 10, 2000
—
Black Building LLC
Aspesi,fred
Grant Deed
related
—
Jan 5, 2000
$131,253
Fred Aspesi
Ruggieri,joan M & Francis R
Trustees Deed
—
—
—
Black Building LLC
—
Deed Of Trust
related
$125,000 · Fred Aspesi
—
—
Black Building LLC
—
Deed Of Trust
related
$230,000 · Rodney K Lowe
—
—
Black Buildings LLC
—
Deed Of Trust
related
$105,000 · Fred Aspesi
—
—
Black Building LLC
—
Deed Of Trust
related
$1,800,000 · County Bank
—
—
Black Building LLC
—
Deed Of Trust
related
$105,000 · Fred Aspesi
—
—
Black Building LLC
—
Deed Of Trust
related
$105,000 · Fred Aspesi
—
—
Black Building LLC
—
Deed Of Trust
related
$250,000 · Union Safe Deposit Bank
—
—
West Lane Plaza LLC
—
Deed Of Trust
related
$6,150,000 · Fremont Bank
—
—
West Lane Plaza LLC
—
Deed Of Trust
related
$495,000 · County Bank
—
—
West Lane Plaza LLC
—
Deed Of Trust
related
$760,000 · County 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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