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Property profile & analytics
OFF-MARKET
Estimated value
$3,770,000
Super regional malls
1300 Sylvan Ave Modesto, CA 95355-1340
Entity Owned
30-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2367058
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1991
Construction
WOOD
Total area
29,893 SF
Lot
2.57 ac (111,949 SF)
APN
065-020-041-000
UPID
US09-2367058
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
-
Freeway Insurance Insurance Agency
-
GK Mongolian BBQ Restaurant
-
New York Nails Nail Salon
-
Del Rio Cleaners (Bike/Boat/Book/etc) Store
-
A Perfect Tan Modesto Tanning Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.82M
Blend (final)
Blend
$3.77M
Owner & transaction history
J-mar Galleria LP · 30 yrs held
J-mar Galleria LP
since 1995
5 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
$3.77M
Range $3.39M – $4.15M · ±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
$126 / 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
$44,167
Tax year 2024
Assessed value
$3,990,342
Assessed 2024
Previous assessed
$3,990,342
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,182,473
Assessed improvement
$1,807,869
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
1991
Construction
WOOD
Heating
NONE
Stories
1
Units
18
Total area
29,893 SF
Lot
2.57 ac (111,949 SF)
APN
065-020-041-000
UPID
US09-2367058
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
1991
Construction
WOOD
Heating
NONE
Stories
1
Units
18
Lot
2.57 ac
Current owner
From public records · entity-resolved
J-mar Galleria LP
Entity
Mailing address
515 LYELL DR STE #101, MODESTO, CA 95356-9257
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1995
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 1995
—
J-mar Galleria LP
Glendale Federal Bank
Grant Deed
related
—
Apr 28, 1995
$3,162,000
Glendale Federal Bank
Shawo,robert Y & Leda
Trustees Deed
related
—
May 1, 1992
$3,700,000
Robert Y Shawo
Guarantee,financ
Grant Deed
$3,300,000 · Glendale Federal Bank
—
—
Robert Y Shawo
—
Deed Of Trust
related
$301,013 · Guarantee Savings
—
—
J-mar Galleria LP
—
Deed Of Trust
related
$1,800,000 · Wells Fargo 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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