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Property profile & analytics
OFF-MARKET
Estimated value
$2,100,000
Retail space
2021 Evergreen Ave Modesto, CA 95350-3731
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3152823
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Construction
TILT-UP CONCRETE
Total area
17,544 SF
Lot
1.49 ac (64,904 SF)
APN
060-036-012-000
UPID
US10-3152823
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
-
Petco (Bike/Boat/Book/etc) Store Pet Store
-
Petco Dog Training Animal Training
-
fi.d.o (Bike/Boat/Book/etc) Store Pet Store & Service
-
Petco Grooming Pet Grooming Service
-
Petco Vaccination Clinic Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.50M
Blend (final)
Blend
$2.10M
Owner & transaction history
Rishwain Jacobsen Family Holdings I · 18 yrs held
Rishwain Jacobsen Family Holdings I
since 2007
7 recorded transactions
Zoning & alternative use
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
RETAIL STORES
$3,040,000
Current use
Blend value · Realmo final
$2.10M
Range $1.89M – $2.31M · ±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
$120 / 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
$19,991
Tax year 2024
Assessed value
$1,754,500
Assessed 2024
Previous assessed
$1,754,500
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$476,500
Assessed improvement
$1,278,000
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
1
Total area
17,544 SF
Lot
1.49 ac (64,904 SF)
APN
060-036-012-000
UPID
US10-3152823
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
$3.0M
RETAIL STORES 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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
1.49 ac
Current owner
From public records · entity-resolved
Rishwain Jacobsen Family Holdings I
Entity
Mailing address
2800 W MARCH LN STE #360, STOCKTON, CA 95219-8208
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 16, 2017
—
Rishwain-jacobsen Fam Hldgs I
—
Deed
related
$1,250,000 · Tri Counties Bank
Jul 24, 2007
—
Rishwain Jacobsen Family Holdings I
Robert J Rishwain
Quit Claim Deed
$2,000,000 · Countrywide Commercial Real Estate
Sep 13, 2005
—
Rishwain Trust
Agoura-jacobsen Fam Holdings
Grant Deed
—
Sep 12, 2005
—
Agoura-jacobsen Family Holding
Dennis D Jacobsen Family Holdi
Grant Deed
—
Oct 8, 2003
$2,745,000
Dennis D Jacobsen Family Holdi
Tulle Fog Partners LLC
Grant Deed
$2,000,000 · Vineyard Bank
Dec 23, 1997
$700,000
Tulle Fog Partners LLC
Standard Brands Paint Liquidat
Grant Deed
$410,000 · Bar-k INC
Aug 3, 1994
—
Standard Brands Paint Trust
Standard Brands
Quit Claim Deed
related
—
—
—
Rishwain-jacobsen Fam Hldgs I
—
Deed Of Trust
related
$1,250,000 · Tri Counties Bank
—
—
Dennis D Jacobsen Family Holdi
—
Deed Of Trust
related
$2,050,000 · Vineyard Bank
—
—
Standard Brands Paint Co
—
Deed Of Trust
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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