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Property profile & analytics
OFF-MARKET
Estimated value
$3,590,000
Super regional malls
2801 Mchenry Ave Modesto, CA 95350-2349
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3568314
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1974
Construction
TILT-UP CONCRETE
Total area
25,052 SF
Lot
2.31 ac (100,623 SF)
APN
059-003-012-000
UPID
US09-3568314
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
-
Get Fit Modesto Gym & Fitness Center
-
Dark Blue Event Venue Take-out & Catering Catering Service
-
Hobby Lobby (Bike/Boat/Book/etc) Store
-
Beck's Shoes Clothing & Fashion Store (Bike/Boat/Book/etc) Store
-
Dawn's Picture Framing (Bike/Boat/Book/etc) Store Home Decor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.59M
Owner & transaction history
Joseph W Astello · 1 yrs held
Joseph W Astello
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,730,000
Current use
Blend value · Realmo final
$3.59M
Range $3.23M – $3.95M · ±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
$143 / 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
$35,972
Tax year 2024
Assessed value
$3,250,000
Assessed 2024
Previous assessed
$3,250,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,210,000
Assessed improvement
$2,040,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
CENTRAL
Total area
25,052 SF
Lot
2.31 ac (100,623 SF)
APN
059-003-012-000
UPID
US09-3568314
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER 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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Lot
2.31 ac
Current owner
From public records · entity-resolved
Joseph W Astello
Individual
Mailing address
1790 WINCHESTER BLVD STE #1, CAMPBELL, CA 95008-1150
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
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2024
—
Joseph W Astello
Joseph W Castello
Grant Deed
—
Jun 6, 2024
—
Vincent J Marino
Vincent J Marino
Intrafamily Transfer
related
—
Nov 8, 2022
—
Paula J Linderman
Paula J Linderman
Intrafamily Transfer
related
—
Jul 26, 2022
—
Paula J Linderman
Raymond V Castello
Grant Deed
—
May 23, 2022
—
Raymond V Castello
Raymond V Castello
Intrafamily Transfer
related
—
May 17, 2022
—
Joseph R Marino
Eileen J Marino
Intrafamily Transfer
related
—
Feb 14, 2008
—
Orr,linda M
Castello Trust
Grant Deed
related
—
Jan 23, 2008
—
Castello Trust
Castello Family Trust
Quit Claim Deed
related
—
Jan 11, 2008
—
Raymond V Castello
Castello,joseph V & Josephine M
Affidavit Of Death
related
—
Apr 2, 2003
—
Castello,tr
Labarbera,salvatore
Grant Deed
related
—
Mar 16, 2001
—
Labarbara Trust
Labarbara,malinda S
Quit Claim Deed
related
—
Nov 29, 2000
—
Linda Orr
Orr,jack R
Quit Claim Deed
related
—
Nov 29, 2000
$2,675,000
Castello Trust
Labarbera Trust
Trustees Deed
$1,200,000 · California Federal Bank
Jul 2, 1997
—
Owen Trust
Owen,emerson C
Quit Claim Deed
related
—
Jul 1, 1997
—
Owen Trust
Owen,emerson C & Eileen L
Quit Claim Deed
related
—
May 2, 1997
$10,000
Hamilton Trust
Longinetti,robert & Sally
Grant Deed
related
—
Oct 15, 1996
$5,000
Emerson C Owen
Owen,scott E
Grant Deed
related
—
May 22, 1996
$5,000
Emerson C Owen
Hall,wanda
Quit Claim Deed
related
—
Apr 16, 1996
$10,000
Emerson L Owen
Bowers,cleora I
Quit Claim Deed
related
—
Jun 2, 1995
—
Elmeree Blackburn
Eunice I Danna Estate
Quit Claim Deed
related
—
Apr 12, 1990
$3,000,000
Richardson,donal
Terracommercial,
Trustees Deed
related
—
Apr 12, 1990
$1,200,000
George,& Nora A
Richardson,donal
Trustees Deed
related
—
Mar 13, 1989
$1,338,000
Terracommerical
Modesto,properit
Grant Deed
$500,000 · Plaza Funding
—
—
Castello,tr
—
Deed Of Trust
related
$1,150,000 · Bank Of America
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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