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Property profile & analytics
OFF-MARKET
Estimated value
$3,815,000
Super regional malls
1940 Crows Lndg Rd Modesto, CA 95358-6101
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5629101
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2006
Construction
WOOD
Total area
27,550 SF
Lot
2.86 ac (124,581 SF)
Zoning code
MOD M-2
APN
086-038-009-000
UPID
US09-5629101
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
-
Pink Pantherz ESPRESSO Cafe & Coffee Shop
-
El Centro Jewelry (Bike/Boat/Book/etc) Store
-
Health Net Medical Clinic
-
La Reina Michoacana Grocery & Convenience Store Specialty Food Shop
-
Botanica Santo Toribio Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.82M
Owner & transaction history
Crows Landing Plaza LLC · 8 yrs held
Crows Landing Plaza LLC
since 2018
7 recorded transactions
Zoning & alternative use
MOD M-2 · Modesto, CA
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
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$6,300,000
Current use
Blend value · Realmo final
$3.82M
Range $3.43M – $4.20M · ±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
$138 / 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
$46,322
Tax year 2024
Assessed value
$4,143,591
Assessed 2024
Previous assessed
$4,143,591
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,204,199
Assessed improvement
$2,939,392
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
2006
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Total area
27,550 SF
Lot
2.86 ac (124,581 SF)
Zoning code
MOD M-2
APN
086-038-009-000
UPID
US09-5629101
Jurisdiction
STANISLAUS
Zoning & alternative use
MOD M-2 · Modesto, CA
Zoning MOD M-2 · permitted uses
MOD M-2 · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.3M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2006
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Lot
2.86 ac
Current owner
From public records · entity-resolved
Crows Landing Plaza LLC
Entity
Mailing address
35699 NILES BLVD, FREMONT, CA 94536-1555
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2022
—
Crows Landing Plaza LLC
—
Deed
related
$3,840,000 · Fremont Bank
Feb 8, 2022
—
Modesto Rv & Storage LLC
—
Deed
related
$2,898,752 · Farmers & Merchants Bank Of Central Ca
Jun 15, 2018
$5,100,000
Crows Landing Plaza LLC
Ronald J Agresti
Grant Deed
$3,305,000 · Us Bk
May 10, 2018
—
Ronald J Agresti
Ruth Agresti
Quit Claim Deed
related
—
Jun 6, 2016
—
Ronald J Agresti
Agresti Properties LP
Quit Claim Deed
related
—
Jun 6, 2016
$523,200
Ronald J Agresti
Agresti R J & T 2015 Trust
Grant Deed
related
—
Mar 23, 2015
—
Agresti,r J & T L 2015 Trust
Richard J Agresti
Quit Claim Deed
related
—
Jul 16, 2014
—
D & D Agresti Properties LP
Agresti Doris A Trust
Quit Claim Deed
related
—
May 6, 2014
$2,823,973
Agresti,doris A Trust
Agresti Debra M 2003 Trust
Grant Deed
related
—
May 6, 2014
$77,364
Agresti,doris A Trust
Agresti H & M Trust
Grant Deed
related
—
May 6, 2014
$967,109
Agresti,doris A Trust
Agresti Debra Trust
Grant Deed
related
—
Dec 27, 2012
—
Agresti,donald J Trust
Donald J Agresti
Quit Claim Deed
related
—
Apr 24, 2009
—
Owner Name Unavailable
Owner Name Unavailable
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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