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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Sports & entertainment properties
200 Norwegian Ave Modesto, CA 95350-3519
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2328947
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1957
Total area
15,509 SF
Lot
3.96 ac (172,497 SF)
APN
120-049-022-000
UPID
US09-2328947
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
-
Brenda Athletic Clubs - Modesto Gym & Fitness Center
-
Marvelous Hair and Nails Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$975k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$990k
Owner & transaction history
Brenda Club Properties LLC · 3 yrs held
Brenda Club Properties LLC
since 2022
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+52.5%
Retail stores
$1.3M
+23.0%
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
$930,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,045,000
Current use
MEDICAL BUILDING
$1,595,000
Change: +52% · Conversion: Difficult
RETAIL STORES
$1,285,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±10% · vs last sale $1.00M (Aug 11 2022)
Last sale anchor
$1.00M
Aug 11 2022
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
$64 / 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
$29,482
Tax year 2024
Assessed value
$2,663,658
Assessed 2024
Previous assessed
$2,663,658
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$791,527
Assessed improvement
$1,872,131
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1957
Heating
NONE
Stories
2
Units
1
Total area
15,509 SF
Lot
3.96 ac (172,497 SF)
APN
120-049-022-000
UPID
US09-2328947
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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.3M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
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
1957
Heating
NONE
Stories
2
Units
1
Lot
3.96 ac
Current owner
From public records · entity-resolved
Brenda Club Properties LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3644 TUSCANY PL, TURLOCK, CA 95382-0362
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2022
—
Brenda Club Properties LLC
Timothy A Brenda
Intrafamily Transfer
related
—
Aug 10, 2022
—
Timothy A Brenda
Thomas J Brenda
Intrafamily Transfer
related
—
May 12, 2020
—
Brenda Family Bypass Trust
Esther M Brenda
Affidavit Of Death
related
—
Feb 9, 2007
—
Esther M Brenda
Esther M Brenda
Intrafamily Transfer
related
$4,000,000 · Wachovia Commercial Mortgage INC
Sep 11, 2003
—
Brenda,tr
Brenda,tr
Quit Claim Deed
related
—
Apr 30, 1999
—
Brenda Trust
—
Grant Deed
related
$2,804,522 · Money Store Commercial Mtg
Dec 12, 1994
—
Brenda Trust
Brenda,albert W & Esther I
Quit Claim Deed
related
—
May 2, 1994
$1,000,000
Albert W Brenda
Earle,fred A
Grant Deed
$450,000 · American Trust Co In
—
—
Fred A Earle III
—
Deed Of Trust
related
$45,000 · Pacific Valley National 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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