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Property profile & analytics
OFF-MARKET
Estimated value
$2,520,000
Retail space
1560 Mchenry Ave Modesto, CA 95350-4542
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1392042
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Construction
TILT-UP CONCRETE
Total area
7,998 SF
Lot
0.35 ac (15,245 SF)
APN
031-001-001-000
UPID
US09-1392042
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
-
Fill Station Pillow Kiosk - Sleep Haven Bedding - Modesto Furniture & Home Goods
-
HUSTLER Hollywood (Bike/Boat/Book/etc) Store
-
Aarons Plumbing Plumbing Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.75M
CAP Approach
CAP
$1.91M
Comparable Approach
Comparable
$2.29M
Blend (final)
Blend
$2.52M
Owner & transaction history
Cruizers Express LLC · 2 yrs held
Cruizers Express LLC
since 2023
Last sale
$2.5M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+153.0%
Auto repair, garage
$3.2M
+132.5%
Medical building
$2.6M
+87.9%
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
$2,565,000
ML approach
$2,750,000
CAP Approach
CAP Return
Estimation
6%
$2,065,000
6.5%
$1,910,000
7%
$1,770,000
Alternative Use
Use
Estimation
RESTAURANT
$3,510,000
Change: +153% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,225,000
Change: +133% · Conversion: Difficult
MEDICAL BUILDING
$2,605,000
Change: +88% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,455,000
Change: +77% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,340,000
Change: +69% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,930,000
Change: +39% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,830,000
Change: +32% · Conversion: Moderate
Blend value · Realmo final
$2.52M
Range $2.27M – $2.77M · ±10% · vs last sale $2.50M (Sep 22 2023)
Last sale anchor
$2.50M
Sep 22 2023
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
$315 / 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
$22,788
Tax year 2024
Assessed value
$2,000,000
Assessed 2024
Previous assessed
$2,000,000
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$333,000
Assessed improvement
$1,667,000
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
1973
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
7,998 SF
Lot
0.35 ac (15,245 SF)
APN
031-001-001-000
UPID
US09-1392042
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
RESTAURANT
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1973
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Cruizers Express LLC
Entity
Mailing address
354 BLUE CAVERN PT, LONG BEACH, CA 90803-6813
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2023
$2,500,000
Cruizers Express LLC
Joseph Ocala LLC
Grant Deed
$900,000 · Banner Bank
Oct 20, 2022
$1,900,000
Joseph Ocala LLC
Barbara E Poole
Grant Deed
$2,560,000 · First Mid Bank & Trust NA
Dec 29, 2021
—
Barbara R Edell
Barbara E Poole
Intrafamily Transfer
related
—
Jan 10, 1997
$525,000
Ryan Trust
Bbr Associates
Trustees Deed
related
—
—
—
B B R Associates
—
Deed Of Trust
related
$200,000 · Individual
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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