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Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Super regional malls
3125 Mchenry Ave Modesto, CA 95350-1451
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-1867759
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1977
Construction
WOOD
Total area
8,960 SF
Lot
1.47 ac (64,033 SF)
APN
055-023-046-000
UPID
US09-1867759
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
-
Barker's Music (Bike/Boat/Book/etc) Store
-
Deleon Guitar Studio Training Center Tutoring Service
-
J & S Pet Grooming Pet Grooming Service
-
All Ceramic Dental Dental Office
-
Harmony Homes Real Estate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.87M
CAP Approach
CAP
$2.35M
Comparable Approach
Comparable
$3.12M
Blend (final)
Blend
$2.51M
Owner & transaction history
Pauline Province Weller LLC · 5 yrs held
Pauline Province Weller LLC
since 2020
Last sale
$1.8M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.9M
+91.8%
Auto repair, garage
$3.6M
+76.3%
Medical building
$2.9M
+42.5%
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
$3,090,000
ML approach
$2,870,000
CAP Approach
CAP Return
Estimation
6%
$2,540,000
6.5%
$2,345,000
7%
$2,175,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,050,000
Current use
RESTAURANT
$3,930,000
Change: +92% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,610,000
Change: +76% · Conversion: Difficult
MEDICAL BUILDING
$2,920,000
Change: +42% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,750,000
Change: +34% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,620,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,160,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10% · vs last sale $1.80M (Aug 7 2020)
Last sale anchor
$1.80M
Aug 7 2020
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
$280 / 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
$21,610
Tax year 2024
Assessed value
$1,952,398
Assessed 2024
Previous assessed
$1,952,398
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,043,646
Assessed improvement
$908,752
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
1977
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Total area
8,960 SF
Lot
1.47 ac (64,033 SF)
APN
055-023-046-000
UPID
US09-1867759
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
$2.1M
RESTAURANT
Est. value
$3.9M
AUTO REPAIR, GARAGE
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
INDUSTRIAL (GENERAL)
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1977
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Buildings
3
Lot
1.47 ac
Current owner
From public records · entity-resolved
Pauline Province Weller LLC
Entity
Mailing address
PO BOX 576469, MODESTO, CA 95357-6469
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2020
—
Pauline Province Weller LLC
Pauline Province Weller
Quit Claim Deed
related
$1,200,000 · Bank Of Stockton
Aug 10, 2016
—
Lynda Holm-wolford
Holm,maurita R
Affidavit Of Death
related
—
Mar 3, 2006
—
Pauline Province Weller
Gianulias,chris G & Pauline J
Quit Claim Deed
—
Sep 27, 2002
$1,800,000
Chris Gianulas
Holm,tr
Grant Deed
$1,350,000 · Holm Trust
Jul 1, 1999
—
Holm Trust
Holm,robert C & Maurita R
Quit Claim Deed
related
—
—
—
Holm Trust
—
Deed Of Trust
related
$656,992 · Wells Fargo 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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