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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Turn key restaurants
2320 Mchenry Ave Modesto, CA 95350-3216
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1855671
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1981
Construction
WOOD
Total area
2,900 SF
Lot
0.7 ac (30,491 SF)
APN
120-052-009-000
UPID
US09-1855671
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
-
Burger King Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$582k
Blend (final)
Blend
$565k
Owner & transaction history
Papas Pride LLC · 2 yrs held
Papas Pride LLC
since 2024
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
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$565k
Range $509k – $622k · ±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
$195 / 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
$24,298
Tax year 2024
Assessed value
$2,195,244
Assessed 2024
Previous assessed
$2,195,244
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$634,644
Assessed improvement
$1,560,600
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
1981
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Units
1
Total area
2,900 SF
Lot
0.7 ac (30,491 SF)
APN
120-052-009-000
UPID
US09-1855671
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
1981
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Lot
0.7 ac
Current owner
From public records · entity-resolved
Papas Pride LLC
Entity
Free & Clear · 2 yrs held
Mailing address
19393 E WOODSIDE DR, WOODBRIDGE, CA 95258-9301
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2024
—
Papas Pride LLC
Douglas R Barham
Grant Deed
—
Jan 8, 2024
—
Robert S Chiene
Robert S Chiene
Intrafamily Transfer
related
—
Jan 5, 2024
—
Robert S Chiene
Deborah Sue Chiene
Intrafamily Transfer
related
—
Sep 8, 2023
—
Deborah Sue Chiene
Dayla A Red Douglas R Barham
Intrafamily Transfer
related
—
May 25, 2018
—
Qsr West Building LLC
—
Grant Deed
related
$10,892,000 · Signature Fin'l
Aug 31, 2009
—
Record Owner
Owner,record
Quit Claim Deed
related
—
Dec 3, 1998
$210,000
Lillian B Allen
Wong,kenneth Y & Trudy C
Grant Deed
$157,500 · Farmers & Merchants Bk Ctrl Ca
Jan 19, 1996
$560,000
Kenneth Y Wong
Wiman,beverly J
Grant Deed
$260,000 · Individual
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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