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Property profile & analytics
OFF-MARKET
Estimated value
$1,270,000
Retail space
1234 Mchenry Ave Modesto, CA 95350-5373
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3623532
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
WOOD
Total area
6,930 SF
Lot
0.61 ac (26,571 SF)
APN
031-011-051-000
UPID
US09-3623532
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
-
Phenos (Bike/Boat/Book/etc) Store
-
McHenry Avenue Storage Security Service
-
All Care Medical Group Physician
-
All care Physician
-
Laura Howard, RD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.66M
Comparable Approach
Comparable
$967k
Blend (final)
Blend
$1.27M
Owner & transaction history
Quality Residential Properties LLC · 3 yrs held
Quality Residential Properties LLC
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$2.0M
+68.7%
Industrial (general)
$1.7M
+39.2%
Neighborhood: shopping center
$1.6M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,790,000
6.5%
$1,655,000
7%
$1,535,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,200,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,025,000
Change: +69% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,670,000
Change: +39% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,585,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$1.27M
Range $1.14M – $1.40M · ±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
$183 / 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
$21,567
Tax year 2024
Assessed value
$1,892,867
Assessed 2024
Previous assessed
$1,892,867
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$454,284
Assessed improvement
$1,438,583
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
2001
Construction
WOOD
Heating
NONE
Total area
6,930 SF
Lot
0.61 ac (26,571 SF)
APN
031-011-051-000
UPID
US09-3623532
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
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
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
2001
Construction
WOOD
Heating
NONE
Lot
0.61 ac
Current owner
From public records · entity-resolved
Quality Residential Properties LLC
Entity
Free & Clear · 3 yrs held
Mailing address
11354 WILD OAK DR, OAKDALE, CA 95361-7613
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2025
—
Prime Storage Modesto LLC
—
Deed
related
$9,320,000 · Goldman Sachs Bank USA
Dec 14, 2023
—
Prime Storage Modesto LLC
—
Deed
related
$750,000,000 · Citibank NA
Apr 21, 2023
$9,300,000
Quality Residential Properties LLC
Mchenry Self Storage LLC
Grant Deed
—
Jan 4, 2023
—
Lynda Mcgee
Mchenry Self Storage LLC
Deed
related
—
Dec 21, 2021
—
M & B Bruno Family LP
—
Deed
related
$7,800,000 · Farmers & Merchants Bank Of Central Ca
Aug 12, 2021
—
Mchenry Self Storage LLC
—
Deed
related
$4,500,000 · Helene G Mayer Trust
Mar 16, 2021
—
RT Financial INC
—
Deed
related
$1,400,000 · Fresno First Bank
Nov 19, 2020
—
RT Financial INC
—
Deed
related
$1,600,000 · Private Individual
Oct 31, 2018
$2,000,000
RT Financial INC
Warda,joseph Z
Grant Deed
—
Sep 21, 2018
—
Jablonn Living Trust
Jablonn,barbara M
Deed
—
Sep 21, 2018
$2,000,000
Joseph Z Warda
Baram LLC
Grant Deed
—
Apr 13, 2018
—
M & B Bruno Family LP
—
Grant Deed
related
$9,137,688 · Wells Fargo Bk/tx
Jan 19, 2018
$1,200,000
M & B Bruno Family LP
H & M Commercial LP
Grant Deed
—
Sep 8, 2017
$2,950,000
Mchenry Self Storage LLC
H & M Storage LP
Grant Deed
—
Apr 30, 2014
$1,575,000
Boatright,j E & M L Trust
Cohn Howard & J Trust
Grant Deed
—
May 5, 2009
—
Cohn H & Jeanne Trust
Cohn Howard & J Trust
Quit Claim Deed
related
—
Apr 16, 2008
—
Jeanne Cohn
Cohn,howard A
Affidavit Of Death
related
—
Jul 20, 2001
—
Cohn Trust
Smoketree Center LLC
Grant 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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