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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Turn key restaurants
2118 Mchenry Ave Modesto, CA 95350-3213
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-1901049
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1997
Construction
WOOD
Total area
3,549 SF
Lot
1.01 ac (43,995 SF)
APN
120-046-064-000
UPID
US09-1901049
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
-
McDonald's Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$712k
Blend (final)
Blend
$605k
Owner & transaction history
Lloyd G Overholtzer · 3 yrs held
Lloyd G Overholtzer
since 2023
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
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$170 / 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
$25,474
Tax year 2024
Assessed value
$2,301,489
Assessed 2024
Previous assessed
$2,301,489
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$740,320
Assessed improvement
$1,561,169
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1997
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
3,549 SF
Lot
1.01 ac (43,995 SF)
APN
120-046-064-000
UPID
US09-1901049
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
Building & site characteristics
From public records
Year built
1997
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.01 ac
Current owner
From public records · entity-resolved
Lloyd G Overholtzer
Individual
Free & Clear · 3 yrs held
Mailing address
110 N PO BOX 8609TH ST, RANCHO SANTA FE, CA 92067-8609
Ownership since
2023
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
Feb 28, 2023
—
Lloyd G Overholtzer
Cindy C Kasai
Lease
—
May 9, 2014
$1,915,000
Kasai,cindy C Trust
Overholtzer Modesto Properties
Grant Deed
—
Aug 2, 2011
—
Overholtzer Management Co LLC
Overholtzer P & B Trust
Quit Claim Deed
—
Jul 15, 2011
—
Overholtzer D L & M E Trust
Overholtzer,dennis L & Marie E
Quit Claim Deed
related
—
Jun 7, 2010
—
Overholtzer S D 2010 Trust
Overholtzer,sandae D
Quit Claim Deed
related
—
Jun 11, 2008
—
Paul J Overholtzer
Overholtzer,paul J
Quit Claim Deed
related
—
Jul 29, 2003
—
Overholtzer,tr
Overholtzer,tr
Quit Claim 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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