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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Grocery and convenience stores
1500 Dallas St Modesto, CA 95358-5533
Trust Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1404512
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2004
Construction
STEEL FRAME
Total area
5,000 SF
Lot
0.59 ac (25,700 SF)
Zoning code
PD
APN
038-053-062-000
UPID
US09-1404512
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
-
Saveland Market Grocery & Convenience Store Food Market
-
Ez smoke shop (Bike/Boat/Book/etc) Store
-
Modesto Live Scan Government Office
-
Phantom Fireworks Stand Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.24M
CAP Approach
CAP
$1.20M
Comparable Approach
Comparable
$836k
Blend (final)
Blend
$890k
Owner & transaction history
Neoria Family Trust · 6 yrs held
Neoria Family Trust
since 2020
Last sale
$760,000
7 recorded transactions
Zoning & alternative use
PD · Modesto, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.5M
+93.2%
Commercial (general)
$1.4M
+81.1%
Industrial (general)
$1.2M
+59.4%
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
$1,235,000
CAP Approach
CAP Return
Estimation
6%
$1,290,000
6.5%
$1,195,000
7%
$1,110,000
Alternative Use
Use
Estimation
RETAIL STORES
$755,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,460,000
Change: +93% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,370,000
Change: +81% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,205,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,145,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $760k (Apr 17 2020)
Last sale anchor
$760k
Apr 17 2020
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
$9,295
Tax year 2024
Assessed value
$814,869
Assessed 2024
Previous assessed
$814,869
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$262,687
Assessed improvement
$552,182
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2004
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
CENTRAL
Total area
5,000 SF
Lot
0.59 ac (25,700 SF)
Zoning code
PD
APN
038-053-062-000
UPID
US09-1404512
Jurisdiction
STANISLAUS
Zoning & alternative use
PD · Modesto, CA
Zoning PD · permitted uses
PD · 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
RETAIL STORES Current
Est. value
$755,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
2004
Construction
STEEL FRAME
Heating
CENTRAL
Cooling
Yes
Lot
0.59 ac
Current owner
From public records · entity-resolved
Neoria Family Trust
Trust
Mailing address
8484 WILLOW PL, NEWARK, CA 94560-3323
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Apr 17, 2020
$760,000
Neoria Family Trust
Tejinder P Chahal
Grant Deed
—
Nov 10, 2011
$463,000
Tejinder Paul Chahal
I B Property Holdings LLC
Grant Deed
$231,500 · Zions First National Bank
Jul 12, 2011
$100
Ib Property Holdings LLC
Seaside Trustee INC
Trustees Deed
related
—
Jul 23, 2004
—
Marquise LLC
Gazallo,sam & Loula
Grant Deed
related
—
Aug 18, 2003
—
Sam Gazallo
Gazallo,loula
Quit Claim Deed
related
$350,000 · Hamilton Trust
Jan 10, 2003
$14,000
Loula Gazallo
Gazallo,xena
Grant Deed
related
—
Sep 20, 2001
—
Xena Gazallo
Narsi,sohar
Grant Deed
related
—
Dec 8, 2000
—
Sanders Trust
Sanders,james L
Quit Claim Deed
related
—
Dec 8, 2000
$140,000
Isho,zena
Sanders Trust
Trustees Deed
$90,000 · Individual
—
—
Tejinder P Chahal
—
Deed Of Trust
related
$193,000 · Bay Area Emp Development
—
—
Marquise LLC
—
Deed Of Trust
related
$1,000,000 · Interbay Funding 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.
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