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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Retail space
1647 Crows Lndg Rd Modesto, CA 95358-5606
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2403500
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,100 SF
Lot
0.98 ac (42,749 SF)
APN
056-017-020-000
UPID
US09-2403500
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
-
Tacos los plebes LLC Restaurant
-
Botanas El Gordo Restaurant
-
Sierra Muffler Shop Auto Repair Shop
-
Mariscos Algo Bien Restaurant
-
TACOS AL VAPOR CAMUCHAS Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.22M
Comparable Approach
Comparable
$857k
Blend (final)
Blend
$1.00M
Owner & transaction history
La Plaza Mexico LLC
La Plaza Mexico LLC
since 2026
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.7M
+115.2%
Apartment house (5+ units)
$1.5M
+93.2%
Commercial (general)
$1.4M
+81.1%
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%
$1,320,000
6.5%
$1,215,000
7%
$1,130,000
Alternative Use
Use
Estimation
RETAIL STORES
$770,000
Current use
MEDICAL BUILDING
$1,660,000
Change: +115% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,490,000
Change: +93% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,400,000
Change: +81% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,230,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,165,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±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
$196 / 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
$10,119
Tax year 2024
Assessed value
$835,961
Assessed 2024
Previous assessed
$835,961
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$174,744
Assessed improvement
$661,217
Applied tax rate
80.0000
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
4
Stories
1
Units
3
Total area
5,100 SF
Lot
0.98 ac (42,749 SF)
APN
056-017-020-000
UPID
US09-2403500
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
$770,000
MEDICAL BUILDING
Est. value
$1.7M
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
$1.2M
RETAIL STORES Current
MEDICAL BUILDING
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
1994
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Buildings
4
Units
3
Lot
0.98 ac
Current owner
From public records · entity-resolved
La Plaza Mexico LLC
Entity
Mailing address
2400 ARIANO LN, CERES, CA 95307-7158
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2026
—
La Plaza Mexico LLC
Jose Lopez
Grant Deed
—
Jun 25, 2025
—
Jose Lopez
La Plaza Mexico LLC
Grant Deed
—
Jun 4, 2025
—
Jose Lopez
La Plaza Mexico LLC
Grant Deed
—
Jan 22, 2025
—
La Plaza Mexico LLC
—
Deed
related
$627,000 · Fahmi Alsumeri
Jul 12, 2023
—
La Plaza Mexico LLC
—
Deed
related
$63,060 · Fahmi Alsumeri
Dec 9, 2022
—
La Plaza Mexico LLC
—
Deed
related
$200,000 · Fahmi Alsumeri
Feb 1, 2022
—
La Plaza Mexico LLC
—
Deed
related
$125,000 · Fahmi Alsumeri
Feb 19, 2021
—
La Plaza Mexico LLC
—
Deed
related
$114,000 · Fahmi Alsumeri
Jan 15, 2021
—
La Plaza Mexico LLC
—
Deed
related
$78,400 · Fahmi Alsumeri
Nov 23, 2020
—
La Plaza Mexico LLC
Jose Lopez
Quit Claim Deed
$1,398,000 · Stronghill Cap LLC
Jul 10, 2019
—
Jose M Lopez
—
Trustees Deed
related
$945,000 · Calcap Lndg LLC
Sep 21, 2017
—
Jose M Lopez
Lopez,alicia
Quit Claim Deed
related
$1,150,000 · Other Institutional Lenders
Feb 20, 2008
—
Alicia Lopez
Lopez,jose
Quit Claim Deed
related
$900,000 · Key Bank NA
Oct 17, 1996
—
Julie Guenther
Johnson,ron & Towana
Quit Claim Deed
related
—
Mar 11, 1994
—
Jose Lopez
Lopez,alicia
Quit Claim Deed
related
$344,500 · Individual
—
—
Jose Lopez
—
Deed Of Trust
related
$415,000 · Individual
—
—
Alicia Lopez
—
Deed Of Trust
related
$305,000 · Us District Court
—
—
Jose Lopez
—
Deed Of Trust
related
$9,000 · Individual
—
—
La Plaza Mexico LLC
—
Deed Of Trust
related
$78,400 · Fahmi Alsumeri
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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