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Property profile & analytics
FOR SALE
Super regional malls
2501 Mchenry Ave Modesto, CA 95350
Trust Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2400505
For Sale
1 / 22
$3,800,000
2501 Mchenry Ave, Modesto, CA 95350
View Listing →
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1979
Construction
TILT-UP CONCRETE
Total area
24,032 SF
Lot
1.35 ac (58,806 SF)
APN
059-004-013-000
UPID
US09-2400505
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
-
Iungerich Mimi Medical Clinic
-
Porecha Harish MD Physician
-
Haq Rodica Medical Clinic
-
Luxury Perfumes Cosmetic Store
-
Lashes By Tiff Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.26M
Blend (final)
Blend
$2.86M
Owner & transaction history
Tedesco Joseph R Living Trust · 18 yrs held
Tedesco Joseph R Living Trust
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
Blend value · Realmo final
$2.86M
Range $2.57M – $3.14M · ±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
$119 / 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
$23,209
Tax year 2024
Assessed value
$2,036,989
Assessed 2024
Previous assessed
$2,036,989
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$346,553
Assessed improvement
$1,690,436
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Sale
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
6
Total area
24,032 SF
Lot
1.35 ac (58,806 SF)
APN
059-004-013-000
UPID
US09-2400505
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
6
Lot
1.35 ac
Current owner
From public records · entity-resolved
Tedesco Joseph R Living Trust
Trust
Mailing address
716 LEYTONSTONE AVE, MODESTO, CA 95355-4415
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2025
—
Joseph R Tedesco Living Trust
—
Deed
related
$1,480,000 · Bank Of Stockton
Jul 23, 2007
—
Tedesco Joseph R Living Trust
Tedesco,joseph R
Quit Claim Deed
related
—
Mar 2, 2005
—
Joseph R Tedesco
Tedesco,joseph R
Quit Claim Deed
related
—
Jun 13, 2002
—
Joseph H Tedesco
Tedesco Trust
Quit Claim Deed
related
$1,400,000 · County Bank
Apr 9, 1999
—
Laura L Tedesco
Tedesco,laura L & Joseph R
Quit Claim Deed
related
—
Dec 4, 1997
—
Joseph R Tedesco
Tedesco,joseph R
Quit Claim Deed
related
—
—
—
Joseph R Tedesco
—
Deed Of Trust
related
$360,000 · County Bank
—
—
Tedesco Joseph R Living Trust
—
Deed Of Trust
related
$2,102,879 · County Bank
—
—
Joseph R Tedesco
—
Deed Of Trust
related
$135,000 · County Bank
—
—
Joseph R Tedesco
—
Deed Of Trust
related
$200,000 · County Bank
—
—
Tedesco Trust
—
Deed Of Trust
related
$1,175,000 · County 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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