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Property profile & analytics
FOR SALE
Retail space
1120 Mchenry Ave Modesto, CA 95350
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1217228
For Sale
1 / 13
$2,650,000
1120 Mchenry Ave, Modesto, CA 95350
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Construction
WOOD
Total area
11,380 SF
Lot
0.63 ac (27,442 SF)
APN
112-001-031-000
UPID
US09-1217228
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
-
Modesto Sleep Haven Bedding Mattress Store Furniture & Home Goods
-
Shop Carpet & Flooring at House of Carpets Carpet One | Modesto Home Decor Store Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.43M
CAP Approach
CAP
$2.72M
Comparable Approach
Comparable
$2.83M
Blend (final)
Blend
$2.03M
Owner & transaction history
Bmc LLC · 3 yrs held
Bmc LLC
since 2022
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.3M
+68.7%
Industrial (general)
$2.7M
+39.2%
Neighborhood: shopping center
$2.6M
+31.9%
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
$1,860,000
ML approach
$1,425,000
CAP Approach
CAP Return
Estimation
6%
$2,940,000
6.5%
$2,715,000
7%
$2,520,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,975,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,330,000
Change: +69% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,745,000
Change: +39% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,600,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$2.03M
Range $1.82M – $2.23M · ±10% · vs last sale $2.00M (Aug 12 2022)
Last sale anchor
$2.00M
Aug 12 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
$178 / 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
$22,583
Tax year 2024
Assessed value
$1,981,962
Assessed 2024
Previous assessed
$1,981,962
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$369,342
Assessed improvement
$1,612,620
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
For Sale
Year built
1966
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
11,380 SF
Lot
0.63 ac (27,442 SF)
APN
112-001-031-000
UPID
US09-1217228
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
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.3M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1966
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
Bmc LLC
Entity
Mailing address
1579 KOLAK DR, RIPON, CA 95366-9342
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 12, 2022
$2,000,000
Bmc LLC
Antone F Ott
Grant Deed
$1,400,000 · Bank Of The West
Dec 15, 2015
$1,200,000
Ott 2013 Family Trust
Cowan J P & M R 2000 Trust
Grant Deed
—
Apr 26, 2004
$1,000,000
Cowan,tr
Burke,gladys G
Grant Deed
$900,000 · Burke Trust
Dec 23, 1996
—
Burke Trust
Burke,john T & Gladys G
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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