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Property profile & analytics
OFF-MARKET
Estimated value
$2,700,000
Retail space
2101 Hatch Rd Modesto, CA 95351-4814
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US10-3224051
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
TILT-UP CONCRETE
Total area
12,872 SF
Lot
1.06 ac (46,173 SF)
APN
039-021-040-000
UPID
US10-3224051
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
FedEx OnSite Postal Service Courier Service
-
Dr. Alan G. Del Nero, MD Physician
-
COVID-19 Drive-Thru Testing at Walgreens Pharmacy
-
Redbox Cinema (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.07M
Comparable Approach
Comparable
$2.71M
Blend (final)
Blend
$2.70M
Owner & transaction history
Skv Holdings LLC · 17 yrs held
Skv Holdings LLC
since 2008
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.2M
+115.2%
Apartment house (5+ units)
$3.8M
+93.2%
Commercial (general)
$3.4M
+72.8%
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%
$3,325,000
6.5%
$3,070,000
7%
$2,850,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,950,000
Current use
MEDICAL BUILDING
$4,195,000
Change: +115% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,765,000
Change: +93% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,370,000
Change: +73% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,105,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,945,000
Change: +51% · Conversion: Moderate
Blend value · Realmo final
$2.70M
Range $2.43M – $2.97M · ±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
$210 / 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
$21,243
Tax year 2024
Assessed value
$1,899,665
Assessed 2024
Previous assessed
$1,899,665
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$533,236
Assessed improvement
$1,366,429
Applied tax rate
1.0000
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
12,872 SF
Lot
1.06 ac (46,173 SF)
APN
039-021-040-000
UPID
US10-3224051
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
$2.0M
MEDICAL BUILDING
Est. value
$4.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
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
1993
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
Skv Holdings LLC
Entity
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2020
—
Skv Holdings LLC
—
Deed
related
$1,550,000 · Tri Counties Bank
Dec 10, 2008
$4,660,000
Skv Holdings LLC
Am Investments
Grant Deed
$2,280,000 · Mechanics Bank
Nov 9, 2007
—
Am Investments
Miller 2003 Family Trust
Grant Deed
—
Dec 20, 2004
—
Miller 2003 Trust
A M Investments
Grant Deed
related
—
Jul 29, 1993
—
A M Investments
—
Grant Deed
related
$1,450,000 · Pacific Valley National Bank
Jul 21, 1993
—
A M Investments
Arivett,robert J
Grant Deed
related
—
—
—
Skv Holdings LLC
—
Deed Of Trust
related
$1,550,000 · Tri Counties 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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